A properly-specced cool roof coating cuts NM cooling costs 10–20% and doubles membrane life. A poorly-applied one just paints over a failing roof and delays the leak. I verify coating type, measure mil thickness against manufacturer spec, IR-scan for hidden wet insulation, and give you an honest recoat-vs-re-roof recommendation with a real energy-savings model — not a coating-salesman pitch.
Coating identification (silicone / acrylic / urethane / aluminized asphalt)
Dry-mil thickness core-sampling at 4–8 locations per building
Solar Reflectance Index (SRI) verification against Title 24 / Energy Star
IR moisture scan for wet insulation hidden under coating
Ponding-zone thickness audit (coatings wear 2× faster in ponds)
Recoat-vs-re-roof decision with energy-savings cost model
Full-roof walk with visual coating-type identification. Dry mil thickness measurement at 4–8 locations per building using core-sample coupons. Manufacturer spec cross-reference (Henry, GAF, Karnak, GacoFlex, TropiCool, Progressive Materials). SRI (Solar Reflectance Index) verification if reflectance certification is claimed for tax credit or Title 24 compliance. Infrared moisture scan across full roof to identify wet insulation hidden by coating layer. Ponding-zone specific mil-thickness audit (coatings wear 2× faster in standing water). Substrate condition audit (membrane, foam, cap sheet) beneath coating with core cuts. Written scope with recoat-vs-re-roof recommendation and 10-year energy + maintenance cost model.
Commercial and multi-family owners with existing coated roofs due for recoat cycle assessment. Building owners considering a first-time cool-roof coating vs full re-roof. Owners applying for Title 24, LEED, or Energy Star roof credit and needing SRI verification. Owners suspicious of a coating contractor's proposal (too cheap, too optimistic, missing scope). Property managers with multiple flat-roof buildings needing coordinated recoat schedules.
Verbal Walk — $149 Standard Coating Report — $549 Detailed w/ IR Moisture Scan + Core Cuts + Energy Model — $849 Multi-Building or Portfolio (5+ buildings) — Custom Most coating inspections are $549–$849. Compared to a $30,000 wasted recoat over a failing membrane, this pays for itself on the first correct call.
A cool roof reflects solar heat instead of absorbing it — usually a white or light-colored coating on a low-slope commercial or foam roof. In NM's climate (300+ sun days, high UV) it can drop rooftop surface temp by 40–60°F, reduce AC load by 10–20% in cooling-dominated buildings, and extend membrane life by slowing UV degradation. Real savings, but only if the coating is applied at the right mil thickness (typically 20–40 mils) and maintained on a proper recoat cycle.
Wet mil gauge at time of application (for new coatings), dry mil coring for existing systems, and manufacturer-spec cross-reference. Silicone should be 20–30 mils dry, acrylic 15–25 mils, urethane 15–25 mils. Under-thickness is the #1 reason cool-roof coatings fail early — the applicator saved product and shorted your coverage. I core-sample at 4–8 locations per building and give you an average vs manufacturer spec.
Depends on the coating and NM UV load. Silicone: 15–20 years between recoats. Acrylic: 8–12 years. Urethane: 10–15 years. Ponding areas cut those numbers in half. I score current thickness, identify high-UV and ponding zones, and give you a recoat-timing recommendation with cost model.
Only if your membrane substrate is sound. Coating an already-failing membrane just delays and hides the failure — the leak still happens, you just don't see the wet insulation until you tear it off. I use IR moisture scan + core cuts to verify substrate condition before recommending recoat vs re-roof. If the substrate's shot, no coating fixes it.
Get ahead of the buyer's inspector.
Class A + ember-zone audit for WUI.
R-value, ventilation, and cool-roof scoring.
Attachment + flashing warranty check.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.