Commercial Roof Repair in Farmers Branch

Plenty of Farmers Branch owners call us asking for a roof coating. It is an understandable request: coatings can extend the life of a roof that is still basically sound, and they cost less than a tear-off. The catch is that a coating sits on top of whatever is already there. If seams are open, flashing has pulled away or insulation is wet, the coating will not fix that, and it may hide it until the problem gets worse.

We also work on commercial buildings in Addison and Irving. On every coating request, we inspect first, separate the repairs from the coating itself and tell you plainly whether a coating is a good investment for your roof.

A coating is not a repair

We start by looking at the whole area you want coated. We check seams, flashing, penetrations, drains, surface condition and any spots where water ponds. Some roofs are good candidates. Others need repairs first, and a few are too far gone for a coating to make sense.

If you are looking at roof coating restoration, our proposal lists the repairs as their own line items, separate from the coating. That way you can see what it costs to fix the roof and what it costs to coat it. Owners are often surprised to learn that a few targeted repairs solve the leak, and the coating can wait or be skipped.

We are honest when a coating is the wrong choice. If the inspection finds widespread wet insulation or a membrane that is coming apart, coating it would waste money. In that case we will tell you, and explain what the better options are.

Fix the failed details first

A coating can only perform on a sound surface. Before we apply any product, we repair open seams, replace failed flashing at curbs and walls, reset loose metal edge and fix any punctures. These repairs use materials that match the existing roof, not coating alone.

For an acrylic roof coating, ponding water is a key concern because acrylics do not hold up well under standing water. If water sits for days after rain, we may recommend improving drainage, adding crickets or using a different product in those areas. We also reinforce seams and transitions with fabric and base coat before the field coating goes down.

We clean the roof thoroughly before coating. Dirt, oxidation and loose granules all weaken adhesion. Where needed, we apply a primer and run an adhesion test patch on the existing surface before committing to the full application.

Check what would stay under the coating

The big risk with coatings is trapping moisture. If the insulation under the membrane is wet, a coating can seal that water in, which rusts the deck and ruins the insulation. Before coating, we check for wet areas with test cuts, cores or an infrared scan.

On a flex industrial building, where roofs often span large open areas, a moisture survey is usually worth the cost. It shows where wet insulation is concentrated so we can replace those sections before coating the rest. If wet areas are scattered across the whole roof, a coating may not be the right path at all.

We also check how the existing membrane is attached. Loose or billowing sheet will not hold a coating well, and it needs to be secured first. Everything we find goes in the proposal. You will see where the roof is dry and ready for coating, where repairs and insulation replacement are needed first, and how the price changes based on those findings.

Compare the real work area

When comparing a repair-only job with a full coating, look at the real work area. A repair might cover a handful of seams and three curb flashings. A coating covers the entire roof, but it still needs those repairs underneath. Prices that look far apart may be closer once you account.

For roof capital planning, we break out what each option buys. Repairs alone stop current leaks but do nothing for the rest of the roof surface. A coating, when the roof is a good candidate, can add years of service. We describe the expected inspection and recoat schedule in general terms so you can plan for it, without making promises the product data does not support.

We also note what still needs to be confirmed. If part of the roof was not tested for moisture, that is listed next to the option it affects.

Keep a record of each layer of work

After a repair or coating job, we give you a record of each layer of work: what we repaired, where we replaced insulation, how the surface was cleaned and primed, and what coating was applied and where. Photos show each step.

That record matters if you ever need to file a warranty claim or plan a recoat. Manufacturers and future contractors want to know what was done under the coating, not just what is visible on top.

We also list areas we noticed but did not address, such as an aging section of roof outside the scope or a parapet that needs attention.

If the coating job was postponed and only repairs were done, the report says so clearly. You will know exactly what the roof has and what it still needs, so the next step is easy to plan.

Commercial Roofing Questions

Does a coating fix a leaking seam or flashing?

No. The failed detail has to be repaired first with materials that match the roof. A coating goes on top of a sound surface; it does not replace a proper repair.

How should I compare a repair-only price with a coating price?

Look at the work area each covers. A coating still needs the repairs underneath, so the true difference is the coating itself. We list repairs and coating as separate items.

When do you check the layers under the roof?

Before any coating. If insulation is wet, a coating can trap the moisture. We use test cuts, cores or an infrared scan to find wet areas first.

What prep happens before a coating goes on?

Repairs to seams, flashing and punctures, thorough cleaning, priming where needed and an adhesion test patch. Seams and transitions are usually reinforced with fabric before the field coat.

What record do I get after a coating job?

A report showing what was repaired, where insulation was replaced, how the surface was prepared and what coating was applied, with photos of each step.

Find out whether your Farmers Branch roof should be coated

Tell us about the building and your goals. We will inspect the roof, separate the repairs from the coating and tell you honestly whether a coating is a good fit.

Request a Roof Assessment