Commercial Roof Coatings and Maintenance
Get more life from your roof without a full replacement. At Commercial Roofing, Inc., our commercial roof coatings and preventive maintenance restore performance, extend service life, and save thousands for businesses across Upstate South Carolina.
Why Choose a Roof Coating?
A roof coating is a seamless, liquid-applied system installed directly over your existing roof. It forms a watertight, reflective membrane that protects against leaks, weather, and UV damage.
| What You Care About | Coating (Why It Wins) | Repair (When It Makes Sense) | Replacement (When It’s Right) |
|---|---|---|---|
| Upfront Cost | Typically 50–70% less than replacement. | Lowest now, but costs can stack with repeat leaks. | Highest capital expense. |
| Added Service Life | Adds 10–15 years to a sound roof. | Months to a few years per fix. | 20–30+ years with a new system. |
| Disruption / Downtime | Minimal—installed over existing roof; business stays open. | None for small fixes; multiple visits add disruption. | High—tear-off, dumpsters, heavy equipment. |
| Speed to Complete | Fast—days, not weeks, for most buildings. | Same-day for small issues. | Weeks for larger roofs or phased work. |
| Energy Performance | Reflective “cool roof” lowers heat gain and cooling costs. | Minimal impact. | Possible if a reflective system is chosen. |
| Warranty | Manufacturer options up to 20 years. | Limited to the specific repair. | 20–30 years depending on system. |
| Sustainability | Avoids tear-off and landfill waste; re-coat at end of term. | Neutral. | Tear-off sends materials to landfill. |
| Best Fit | Roof is structurally sound, mostly dry; great for single-ply, BUR, mod-bit, and metal. | Isolated leaks or damage on otherwise healthy roofs. | Saturated insulation, widespread failure, or structural issues. |
| Total Cost of Ownership | Strong balance of cost, longevity, and minimal disruption. | Low short-term; can be higher over time if issues persist. | Highest upfront; best when a full reset is needed. |
| Business Case | Max ROI when the roof is a coating candidate—extend life without major capital outlay. | Bridge option to buy time before coating or replacement. | Long-horizon asset once the roof has reached end of life. |
Roof Systems That Work Well With Coatings
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TPO, PVC, and EPDM (single-ply membranes)
We reinforce seams and apply coatings that restore waterproofing.
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Modified Bitumen and BUR
Coatings seal cracks, blisters, and aging surfaces, protecting against further deterioration.
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Metal Roofs
Coatings stop rust, seal fasteners, and extend roof life while improving energy efficiency.
Repair vs. Replace vs. Coat: Which is Right?
Repair – Best for small, isolated leaks or damage.
Coating – Best for aging but structurally sound roofs; extends life at a fraction of replacement cost.
Replacement – Best when the roof is saturated, unsafe, or well past its service life.
At Commercial Roofing, Inc., we’ll inspect your roof, show you the photos, and help you decide on the most cost-effective path forward.
Preventive Roof Maintenance Programs
Even with a new roof or a coating system, routine maintenance is critical. Our preventive maintenance programs are designed to catch small issues early, extend the life of your roof, and give you peace of mind knowing you’ll never be left waiting for service.
Our Maintenance Plans Include:
Scheduled Inspections – Semi-annual, quarterly, or custom based on your facility needs.
Thermal Scans – Identify hidden moisture inside the roof membrane before it becomes a costly problem.
Detailed Roof Reports – Full photo documentation with clear recommendations.
Drain and Gutter Cleaning – Keep water moving off the roof to prevent ponding and leaks.
Sealant Refresh – Re-apply sealants on flashing, boots, and other vulnerable points.
Minor Repairs and Touch-Ups – Take care of small problems on the spot.
Budget Forecasts – Plan ahead for future repairs or replacement with clear cost projections.
Discounts on Larger Work – Members receive special pricing on bigger projects.
Priority Response – When emergencies happen, maintenance plan clients go to the front of the line.
Why Choose Our Maintenance Plan?
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You don’t need to be an existing client to enroll. No matter who installed your roof or how old it is, we can provide a maintenance plan that keeps it performing at its best.
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Many businesses struggle just to get a roofer to return a call or provide a quote. Our clients know they’re a priority, and we prove it with dependable service.
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We don’t cut corners to boost profit. If doing the job right costs us more time or materials, we do it anyway. That’s why our clients stay with us - because they know we’ll put their roof’s performance above quick profits.
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Our proposals are clear, detailed, and backed by decades of experience. You’ll always know exactly what’s happening with your roof.
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Maintenance plans reduce emergencies, extend roof life, and help you control roofing costs year after year.
Why Businesses Trust Commercial Roofing, Inc.
Our owner, Kenny, is a third-generation roofer with over 45 years of experience. He has roofed thousands of homes and businesses across South Carolina through his companies, Beemer KangaRoof® and Commercial Roofing, Inc.
Kenny built this business on the idea that customers deserve honest advice, high-quality work, and long-term solutions. That’s why so many property managers and business owners across the Upstate trust us to protect their facilities.
What You Can Expect:
Cost-saving solutions that prioritize repair and coatings before replacement
Manufacturer-certified crews with a safety-first culture
Transparent proposals with photos and clear documentation
24/7 emergency service when you need it
A proven reputation for service, quality, and integrity
Let’s work together.
Tell us a little about your project, and we’ll schedule a free commercial roof inspection at your convenience.