In Detroit’s demanding climate, commercial roofs endure constant punishment from freezing winters, heavy snow, rain, and summer heat. Over time, even the best-installed roofing systems begin to show signs of wear. Instead of facing the high costs of a full roof replacement, many property owners are turning to roof coating systems as a durable, cost-effective solution.  At Motor City Roofers, we specialize in applying high-performance coatings that restore and protect commercial roofs—saving businesses thousands while improving energy efficiency and extending roof life.

What Is a Roof Coating?
A roof coating is a seamless, liquid-applied membrane designed to seal, protect, and waterproof the surface of an existing roof. Once cured, it creates a monolithic barrier that defends against leaks, UV damage, ponding water, and thermal stress.
Roof coatings can be applied to a wide range of commercial roof types, including:

• EPDM (rubber)
• TPO and PVC membranes
• Modified bitumen and built-up roofs
• Metal roofs

By adding this protective layer, you essentially give your existing roof a new life without the expense and downtime of a full tear-off.

Benefits of Roof Coating Systems1. Cost Savings
Full roof replacements can cost two to three times more than a coating system. A properly applied coating can extend your roof’s lifespan by 10 to 20 years, postponing major capital expenditures.
2. Leak Prevention
Coatings create a seamless, watertight surface. They seal small cracks, seams, and penetrations, preventing water intrusion—a common issue during Detroit’s spring thaw and rainy fall seasons.
3. Energy Efficiency
Reflective coatings, such as white elastomeric or silicone types, help reduce heat absorption. This keeps buildings cooler in summer, lowering HVAC costs and reducing energy strain.
4. Sustainability
Because roof coatings are applied directly over the existing surface, there’s minimal waste sent to landfills. Many products are also low in VOCs (volatile organic compounds), supporting environmentally friendly practices.
5. Flexibility and Expansion Resistance
High-quality coatings expand and contract with temperature changes, helping prevent cracks and splits that typically occur in Michigan’s freeze-thaw cycles.
6. Quick Application and Minimal Disruption
Roof coatings can often be applied with little to no disruption to business operations. Unlike full replacements that require tear-offs and structural work, coatings go on quickly, allowing you to stay operational.

Types of Roof Coatings
Each roof type and condition calls for the right coating material. At Motor City Roofers, we use only premium-grade products suited to Detroit’s tough weather.
Acrylic Roof Coatings

• Best for: Low-slope roofs and UV protection.
• Benefits: Reflective, energy-efficient, cost-effective.
• Considerations: Not ideal for areas with standing water, as prolonged ponding can reduce performance.

Silicone Roof Coatings

• Best for: Flat roofs with ponding water issues.
• Benefits: Highly water-resistant, excellent adhesion, UV stable.
• Considerations: Can attract dirt over time, slightly reducing reflectivity, but easily washable.

Polyurethane Roof Coatings

• Best for: High-traffic roofs or those exposed to mechanical stress.
• Benefits: Abrasion-resistant, strong adhesion, durable.
• Considerations: Often more expensive but ideal for industrial applications.

Asphalt-Based Coatings

• Best for: Modified bitumen and built-up roofs.
• Benefits: Excellent waterproofing and adhesion to bituminous materials.
• Considerations: Not as reflective as other coatings unless topped with a reflective layer.

The Roof Coating Process
Proper preparation and application are essential to a long-lasting coating system. Here’s how Motor City Roofers approaches every project:
1. Roof Inspection and Assessment
We begin with a detailed inspection to evaluate the roof’s current condition. Our team checks for leaks, trapped moisture, and underlying structural issues. If damage is extensive, repairs may be made before coating.
2. Cleaning and Surface Preparation
The roof is thoroughly cleaned—often using pressure washing—to remove dirt, debris, and contaminants that could prevent adhesion. Any loose materials or failed sealants are repaired or replaced.
3. Primer Application (if needed)
Depending on the roof type, a primer may be applied to enhance bonding between the existing surface and the coating system.
4. Coating Application
The liquid coating is applied evenly across the roof using sprayers or rollers. Multiple coats are often used to achieve the desired thickness and durability.
5. Curing and Final Inspection
Once cured, the coating forms a seamless membrane. We then conduct a final inspection to ensure proper coverage, adhesion, and quality control.

When to Consider a Roof Coating
Roof coatings are ideal for roofs that are structurally sound but showing signs of wear, such as:

• Minor leaks or seam failures.
• Surface cracking or UV degradation.
• Ponding water or membrane fatigue.
• Roofs nearing the end of their warranty period.

If your roof is severely damaged or has significant structural issues, a full replacement may be necessary. However, for many Detroit commercial buildings, a coating can add years of reliable service at a fraction of the cost.

Roof Coating vs. Roof Replacement
Factor Roof Coating
Roof Replacement Cost
30–50% less expensive
High upfront investment
Disruption
Minimal
(no tear-off)Significant downtime
Waste
Minimal landfill impact
Large disposal volume
Lifespan10–20 years extension
20–40 years new roof
Energy Savings
Reflective and insulating
Varies by material
For many Detroit businesses, a coating offers the perfect middle ground between patch repairs and full replacement.

Maintenance After Coating
Even after applying a coating, ongoing maintenance is essential to protect your investment. Motor City Roofers recommends:

• Annual inspections to identify any early wear.
• Cleaning the surface periodically to maintain reflectivity.
• Touch-up applications every few years if necessary.

Proper care ensures your coated roof performs efficiently for its full lifespan.

Why Choose Motor City Roofers for Roof Coatings in Detroit
Our team has decades of experience in commercial roofing throughout the Detroit metro area. We understand the specific challenges local roofs face—from lake-effect snow to extreme heat fluctuations.
When you choose Motor City Roofers, you get:

• Certified coating specialists.
• Premium materials from trusted manufacturers.
• Warrantied systems that meet or exceed industry standards.
• Fast, professional service with minimal disruption to your business.

Conclusion: A Smarter Way to Protect Your Roof
Roof coatings offer Detroit property owners a powerful solution to extend the life of existing roofs, reduce energy costs, and prevent leaks—all without the expense of full replacement. Whether you operate a warehouse, retail space, or industrial facility, investing in a professionally applied coating system ensures durability and long-term savings.  At Motor City Roofers, we specialize in helping businesses protect their investments through advanced coating technologies. If your commercial roof is showing signs of age, don’t wait until leaks become emergencies—contact us today for a free roof inspection and coating estimate.

📞 Motor City Roofers
Detroit, Michigan
Your trusted partner in commercial roofing protection and restoration.