Commercial Roof Coating in Los Angeles
Silicone roof restoration for warehouses, retail, office, and industrial buildings across Los Angeles County, applied by an ASC Certified Contractor. Estimates are free.
- ASC Certified Contractor
- CSLB #1119699 (C-39)
- Licensed, bonded & insured
Commercial Roof Coating Contractors for Building Owners
Commercial roof coating restores an aging low-slope roof on a warehouse, store, office, or industrial building without tearing it off. We repair the roof, prepare every detail, and apply a silicone coating system over it, so the building stays in use while the roof gets a new waterproof, reflective surface.
We work with building owners, property managers, and facility managers across Los Angeles County. Overhead Roofing is an ASC Certified Contractor, our license is CSLB #1119699 (C-39), and silicone systems we apply can qualify for a 20-year manufacturer warranty, subject to the manufacturer’s warranty terms. The photos on this page are from a commercial silicone roof coating job in Los Angeles.
For repair, recover, or replacement of a commercial roof, see commercial roofing. For how silicone compares with acrylic, see silicone roof coating.
ASC Certified Contractor
20-year, subject to terms
Silicone coating, Los Angeles
CSLB #1119699 (C-39)
Restoring a Commercial Roof Instead of Replacing It
California’s building code allows a protective coating over most commercial roof systems without a tear-off, including built-up, modified bitumen, single-ply, spray foam, and metal roofs. When the roof is still dry and attached, a coating renews its surface and keeps the existing roof in place.
For an owner, that changes the job in several ways:
- No tear-off, so there is no old roofing to haul away and the interior stays covered
- Less noise and disruption for tenants, shoppers, and staff below
- The work can be phased across a large roof, one section at a time
- A white coating that meets the cool roof rules where they apply
A coating is the wrong choice when much of the insulation is wet, the deck is damaged, or the roof is failing across wide areas. Then a recover or replacement is the better choice, and our commercial roofing page covers those options.
From Roof Survey to Close-Out
A commercial coating project runs on a written scope, so you know what is being done before work starts:
Roof survey and test cores
We walk the whole roof, cut test cores to check layers and moisture, and note drains, ponding, flashing, rooftop equipment, and past repairs. Wet areas are mapped so they can be replaced before coating.
Written scope and specification
The estimate lists the repairs, the cleaning method, the coating product, any primer, and the thickness to be applied. Repairs are priced separately from the coating, so you can see what the roof needs either way.
Scheduling around the building
Work is planned around business hours, deliveries, and tenants. Air intakes near the work area are coordinated with your facilities staff, and large roofs can be done in sections.
Repairs, cleaning, and coating
Wet areas are replaced, seams and details are reinforced, and the roof is cleaned and dried. The silicone is applied at the specified thickness and needs dry weather to cure, so the schedule follows the forecast.
Close-out documents
At the end, you get photos of the finished roof, the product information, and the warranty paperwork for your building records. Those records matter when the building is sold or a new manager takes over.
Call (877) 557-7778 to set up a roof survey, or use the form below. Office hours are Sunday through Friday, 8 a.m. to 5 p.m.
Title 24 Cool Roof Rules for Commercial Recoating
California’s Title 24 energy code covers more than new roofs. On nonresidential buildings, recoating more than half of the roof, or more than 2,000 square feet if that is smaller, counts as an alteration, and the roof then has to meet the cool roof requirements for its climate zone. The coating must be rated and labeled by the Cool Roof Rating Council.
The California Energy Commission explains the rules on its nonresidential cool roof page. In the City of Los Angeles, applying an approved coating to an existing roof is an express permit item at LADBS. Other cities in the county have their own building departments and rules.
Apartment buildings and other residential roofs follow the residential rules, which differ. We confirm which set applies to your building before pricing the job.
The Manufacturer Warranty on a Commercial Coating
Overhead Roofing is an ASC Certified Contractor. Silicone roof coating systems we apply can qualify for a 20-year manufacturer warranty, subject to the manufacturer’s warranty terms.
The warranty comes from the coating manufacturer, and its terms set what is covered, what the roof needs before coating, and what upkeep is expected afterward. Read those terms before work starts and keep the paperwork with the building records. Our workmanship warranty covers our installation and is separate.
If the existing roof is still under its original manufacturer’s warranty, check with that manufacturer before coating, since adding a coating may affect it. And when new HVAC units, solar, or antennas are added later, have the installer protect the coating and repair any cuts, so the roof stays within the warranty terms.
Keeping a Coated Commercial Roof in Service
A coated roof is still a roof that needs routine care. The National Roofing Contractors Association advises inspecting roof systems at least twice a year, ideally in spring and fall, and after severe weather. In Los Angeles, the fall visit belongs before the November-to-March rainy season.
- Clear roof drains, scuppers, and gutters
- Check the coating around rooftop units, curbs, and pipes
- Repair scuffs and cuts left by other trades
- Note thin spots and plan a silicone recoat before the coating wears through
Many owners book these visits on a fixed schedule. Our commercial roof maintenance page describes what a visit covers, and each visit leaves you dated photos and written notes.
Our Reviews
Plan a Commercial Roof Coating
Send us the building address, the roof’s rough size, what you know about its age and past repairs, and any leaks inside. Call (877) 557-7778 or use the form. Estimates are free and written, and we hold CSLB license #1119699 (C-39).
Get Your Free Estimate
Please fill out the form below, or call: (877) 557-7778
Please fill out the form below, or call:
(877) 557-7778
Need Roof Repair or Replacement? Get a Free Estimate Today!
Don’t wait until a minor issue turns into a significant expense. At Overhead Roofing CA, we make it easy to get expert service fast with no pressure and no hidden fees. From routine roof maintenance to full tear-offs and installations, our team handles every project with precision, honesty, and care.
We specialize in helping LA homeowners and business owners protect their most valuable assets with dependable roofing solutions that last. Our licensed contractors are standing by, ready to inspect your roof, answer your questions, and provide a clear action plan all at no cost to you.
Residential roof repair & replacement
Commercial roofing inspections & upgrades
Emergency leak response & storm damage repair
Financing options available for every budget
Commercial Roof Coating Questions
Can the business stay open while the roof is coated?
In most cases, yes. A coating goes over the existing roof, so the building stays covered and there is no tear-off. Work is scheduled around business hours and deliveries, large roofs can be done in sections, and air intakes near the work area are coordinated with your facilities staff. Your estimate lists any limits for your building.
Does a coated roof count as a cool roof under Title 24?
It can. When a recoat covers more than half of a nonresidential roof, or more than 2,000 square feet if that is smaller, the cool roof rules apply, and the coating must be rated and labeled by the Cool Roof Rating Council. A white silicone coating with that rating is used to meet the requirement.
Will coating my roof affect its existing warranty?
It might. If your current roof is still under a manufacturer’s warranty, read its terms or ask that manufacturer before any coating goes on, because some warranties limit what can be added to the roof. A silicone system we apply can then qualify for its own 20-year manufacturer warranty, subject to the manufacturer’s warranty terms.
How do I know if my commercial roof can be coated?
A roof survey with test cores answers that. If the insulation is dry, the roof is attached, and the problems are limited to surface wear and failed details, it is usually a candidate. Wet insulation over large areas, a damaged deck, or widespread splits and blisters point to a recover or replacement instead.
Do you coat apartment and HOA buildings?
Yes. Many apartment and condominium buildings in Los Angeles County have flat roofs that suit a silicone coating. For HOA and apartment roofs, we plan the work around residents, document the roof with photos for the board or owner, and price repairs separately so they can be approved before work starts.
Serving All of Southern California
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