Metal Roof Coating & Restoration
Rust on the surface doesn't have to mean a new roof. If the metal underneath is still solid, a coating system can stop the rust, seal the leaks and buy you years.
Before & After
Picture a faded, rust-streaked metal roof on one side and the same roof, clean and sealed, on the other. We'll post photos from our own coating jobs here.
Do You Really Need a New Roof?
Your metal roof has gone orange in patches and there is a drip or two when it rains hard. The obvious answer seems to be a new roof. But replacement is expensive, it interrupts whatever goes on in the building, and it sends a lot of metal to the scrap pile that may still have good years in it. When the rust is only on the surface and the panels and framing are solid, coating is often the better choice.
An elastomeric coating dries into one continuous, rubber-like skin across the roof. Metal moves a lot between a bitter February night and a hot July afternoon, and the coating stretches and relaxes right along with it rather than cracking or peeling. You end up with a roof that sheds water again and looks freshly finished.
Get a Free EstimateWhat a Coating Does for You
- Can add roughly 10 to 25 years to a sound metal roof, depending on the coating system
- Typically costs far less than tearing off and replacing
- Seals the small leaks at seams and screws, and slows new rust
- Light colors bounce back summer sun and keep the building cooler
- Wide choice of colors to suit the building
- One continuous waterproof layer over the whole roof
- No tear-off and no dumpster, so the building stays in use
- Keeps serviceable metal on the building and out of the landfill
How a Coating Job Goes
Five steps, and the early ones matter most. Skimp on the prep and even the best coating will let go.
We Look Before We Quote
First we get on the roof. How deep is the rust? Are the panels still solid? Are the screws holding? Some roofs are too far gone to coat, and if yours is one of them we'll say so at this step rather than sell you a coating that won't last.
Rust Treatment & Prep
This is where most of the work happens. Rust is treated and neutralized, flaking paint and chalky oxidation come off, and the roof is cleaned. Then every seam, screw head and pipe or vent opening gets sealed. A coating sticks only as well as the surface it goes onto.
Primer
A rust-inhibiting primer goes on next. It gives the topcoat something to grip and keeps new corrosion from starting underneath the finished surface.
Elastomeric Topcoat
Elastomeric means rubber-like: the coating stretches and recovers. That matters because a metal roof grows and shrinks every time the temperature changes. The topcoat moves with it, and it comes in a wide range of colors.
Walk-Through
Before we pack up, we go back over every seam, edge and penetration. Then we show you the finished roof, in person or in photos, so you know exactly what was done.
Will a Coating Work on Your Roof?
The short test: is the roof worn out, or just worn looking? If the panels are whole, the fasteners still bite and the framing below is sound, the roof has a good structure with a tired surface. That is the situation coatings are made for.
Holes, panels rusted through across wide areas, or damage to the structure are a different story, and replacement may be the only sensible fix. We'll tell you which camp your roof falls into once we've inspected it. There is no point in coating a roof that won't benefit.
Roofs That Usually Coat Well
- Standing seam roofs with surface rust
- Corrugated roofs that have gone chalky or oxidized with age
- R-panel and PBR roofs on commercial buildings
- Roofs with small leaks around seams and fasteners
- Barns, shops and industrial metal buildings
- Roofs that look tired but are still structurally solid
Plenty of Colors to Choose From
A coating is also a chance to change how the building looks. White and other light, reflective shades are the usual pick for commercial roofs, because they absorb less heat and ease the load on the air conditioning. Houses and barns often go darker or match the original color. The exact range depends on the coating manufacturer, so ask to see a color chart at your estimate.
Metal Roof Coating FAQ
How many years does a coating add?
As a general range, an elastomeric coating adds about 10 to 25 years to a metal roof that is still structurally sound. Lighter, single-coat systems sit toward the low end of that range. Heavier multi-coat systems with reinforcing fabric at the seams sit toward the high end. How carefully the roof was prepped and how much weather it takes both move the number.
Is coating cheaper than replacing the roof?
In most cases, yes, and usually by a wide margin. With a coating you are not paying for tear-off, disposal or new panels. What yours will cost depends on the size of the roof, its condition and the system you pick, so we inspect it first and give you a written estimate.
My roof is already rusty. Is it too late?
Usually not. Surface rust is the most common reason people call us about coating. It gets cleaned, treated and primed before any topcoat goes on. The exception is rust that has eaten all the way through a panel. Those sections need to be patched or replaced first.
Will a coating survive a New Hampshire winter?
Yes. Elastomeric coatings are made to stretch and recover, so they move with the metal as it shrinks on a cold January night and expands again in the sun. The repeated freeze-thaw swings we get here are well within what a quality system is built to handle, and the coating stays bonded instead of cracking.
Find Out If Your Roof Can Be Saved
Book a free estimate. We'll get up on the roof, tell you what shape it is really in, and lay out your options in writing, whether that is a coating, a repair or a replacement.
Other Services
Roof Repair
Leaks, flashing and storm damage repaired across southern New Hampshire.
Roof Replacement
Full tear-off and replacement in shingle, metal or rubber.
Emergency Roof Repair
Tarping and leak stops when a storm opens up your roof.
Gutters
Seamless gutter installation, repair and gutter guards.
Siding Installation
Vinyl, cedar shake, HardiePlank, and fiber cement siding.
Metal Roofing
Corrugated, standing seam, and metal shingles installed with high-temp underlayment.
Ice Dam Removal
Professional ice dam removal and prevention systems.
Storm Damage Repair
Emergency storm, wind, and hail damage response.
Commercial Roofing
Maintenance contracts and flat roof systems.