Recoat or replace? Score your flat roof in 60 seconds.
An elastomeric recoat runs $1.50–$2.50/sqft. A full tear-off replacement is $7–$11/sqft. Recoating the wrong roof means you'll do the tear-off in 3 years anyway — plus the coating. Answer 8 questions and we'll tell you which is honest for yours.
The three flat roofs that get recoated when they shouldn't.
SPF that's been coated 3 times and the top 1" is soft when you walk it. Recoating adds weight to a roof that's already failing under the water it holds.
Granules are 90% gone, seams have 'alligator' cracking. Coating will bridge the surface for 12–18 months then delaminate in sheets.
1/2" of standing water 3 days after rain. No coating warranty covers ponding — spending $6k to void every warranty makes no sense.
Not sure? Free IR moisture scan with any flat-roof inspection this month.
Book the free on-site inspection, or send a photo and we'll tell you what to do next. No sales pitch — we don't install roofs.