Silicone Metal Roof Coating in Los Angeles
Silicone coating for corrugated, R-panel, and standing seam metal roofs on homes, shops, and warehouses across Los Angeles County. Estimates are free.
- ASC Certified Contractor
- CSLB #1119699 (C-39)
- Licensed, bonded & insured
Metal Roof Coating for Homes, Shops, and Warehouses
Silicone metal roof coating seals a metal roof whose panels are still solid but whose fasteners, seams, and finish are wearing out. After rust is treated and every screw and lap is sealed, silicone covers the panels in one continuous layer that bridges the seams and fasteners where metal roofs usually leak.
Metal roofs on Los Angeles County warehouses, shops, carports, and garages are often exposed-fastener panels, where hundreds or thousands of screws pass through the roof. Over time, the rubber washers under those screws dry out, laps open, and rust starts at cut edges. A coating deals with all three once the metal is prepared.
Overhead Roofing is an ASC Certified Contractor, and silicone systems we apply can qualify for a 20-year manufacturer warranty, subject to the manufacturer’s warranty terms. For a damaged panel or a single leak, see metal roof repair. For how silicone compares with acrylic overall, see our silicone roof coating page.
ASC Certified Contractor
20-year, subject to terms
Corrugated and standing seam
CSLB #1119699 (C-39)
Metal Roofs That Are Good Candidates for Silicone
A coating works on a metal roof that is structurally sound, where the problems are on the surface. Good candidates include:
- Corrugated and R-panel roofs with exposed fasteners on warehouses, shops, and carports
- Standing seam roofs with worn paint or seams that have started to leak
- Low-slope metal roofs where water sits at laps and end joints
- Metal roofs with surface rust that has not eaten through the panels
A coating is not a fix for panels rusted through in many places, loose or bent panels, or a roof structure that moves. Those roofs need new panels or a new roof, which our metal roof replacement page covers. California’s building code allows a protective coating over metal roof panels and metal shingles without removing them.
Rust, Fasteners, and Seams Come First
On a metal roof, the preparation decides how well the coating holds up. Each of these is handled before silicone goes on:
Cleaning and rust treatment
The panels are washed to remove dirt, chalky paint, and oil. Loose rust is removed down to firm metal, and rusted areas get the rust-inhibiting primer the coating maker specifies. Rust left under a coating keeps spreading.
Fasteners
Every exposed screw is checked. Loose or stripped screws are replaced with larger ones, screws with failed washers are replaced, and each fastener head is sealed or capped so the coating goes over a solid, sealed surface.
Seams, laps, and end joints
Side laps and end laps are where water gets between panels. They are cleaned, sealed, and reinforced with fabric or seam tape set in a base coat, so the joint can move with heat without splitting the coating.
Flashings, curbs, and penetrations
Ridge caps, eave and rake trim, skylight curbs, vents, and HVAC stands are sealed and reinforced. These details move differently from the panels and are common leak points on older metal roofs.
Primer and an adhesion test
Galvanized and painted metal may need a primer before silicone will bond, depending on the product. A small test area is coated and pulled after it cures to confirm adhesion before the full roof is coated.
Call (877) 557-7778, or send photos through the form below. Office hours are Sunday through Friday, 8 a.m. to 5 p.m.
Silicone or Acrylic on a Metal Roof
Both silicone and acrylic coatings are used on metal roofs. The roof’s slope and how it drains usually decide which one fits:
| Roof condition | Silicone | Acrylic |
|---|---|---|
| Steeper metal roof that sheds water fast | Works well | Often used |
| Low-slope roof where water sits at laps | Made for ponded areas | Breaks down where water stands |
| Later repairs and recoats | Silicone only | Recoated after cleaning, per the maker |
| Rusted areas | Primer as the maker specifies | Primer as the maker specifies |
The coating maker’s data sheet sets the primer, coverage rate, and weather limits for each roof.
On most low-slope warehouse and shop roofs in Los Angeles, where water lingers at laps and gutters after rain, silicone is the safer choice. Your estimate names the coating we priced and the reason for it.
Cool Roof Rules for Coated Metal Roofs
On a commercial building, recoating more than half of the roof, or more than 2,000 square feet if that is smaller, counts as an alteration under California’s Title 24 energy code, and the roof then has to meet the cool roof rules. The coating needs a Cool Roof Rating Council rating and label, so the product we use on those jobs is CRRC rated.
In the City of Los Angeles, applying an approved coating to an existing roof is an express permit item at LADBS. Other cities set their own rules, and where a permit is required, it is part of your estimate.
A white coating also keeps metal panels cooler in the sun than a dark or bare roof, which matters most in the hotter inland parts of the county, such as the San Fernando and San Gabriel valleys.
Warranty and Upkeep on a Coated Metal Roof
Overhead Roofing is an ASC Certified Contractor, and silicone systems we apply can qualify for a 20-year manufacturer warranty, subject to the manufacturer’s warranty terms. The manufacturer’s terms set what is covered and what the roof needs before and after coating. Our workmanship warranty covers our installation and is separate.
A coated metal roof still needs regular checks:
- Clear gutters, valleys, and areas behind equipment where debris collects
- Look for scuffs or punctures where technicians work
- Check sealed fasteners and flashings around anything added to the roof later
- Recoat with silicone when the top layer wears thin
Our roof maintenance visits cover these checks and give you dated photos for your records.
Our Reviews
Get a Price on Coating Your Metal Roof
Send us the address, the type of metal roof if you know it, its rough size, and photos of rust, loose screws, or leaks. Call (877) 557-7778 or use the form. Estimates are free, and we are an ASC Certified Contractor.
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
Metal Roof Coating Questions
Can you put a silicone coating on a metal roof?
Yes. California’s building code allows a protective coating over metal roof panels and metal shingles without removing them. The roof has to be structurally sound, rust has to be treated, and fasteners, seams, and flashings have to be sealed first. Some metals need a primer for the silicone to bond, which an adhesion test confirms.
Do I have to remove all the rust before coating?
Loose and flaking rust has to come off, down to firm metal, and the rusted areas get the rust-inhibiting primer the coating maker specifies. Light surface rust that is firmly attached can usually be primed after cleaning. Panels that are rusted through cannot be saved with a coating and are replaced before the roof is coated.
Will a coating stop leaks at the screws?
Yes, when the fasteners are dealt with first. Loose or stripped screws are replaced with larger ones, failed washers are replaced, and each screw head is sealed before the coating covers it. Coating over loose screws only hides the problem, because the screw keeps moving as the roof heats and cools.
Is a coated metal roof slippery?
Silicone is slippery when wet, and many metal roofs are steep, so only trained crews should walk on a coated metal roof. If technicians need regular access to equipment on a low-slope metal roof, walkway pads that are compatible with silicone can mark a safer path to it.
Can a coated metal roof be recoated later?
Yes. When the top layer wears thin, the roof is cleaned and recoated with silicone, because only silicone bonds to silicone. Regular maintenance visits show when that time is near. Recoating before the coating wears through to bare metal keeps the rust treatment and fastener work underneath protected.
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