ROOF COATINGSilicone & Acrylic

Most Irvine flat roofs do not need tearing off — they need cleaning, repairing and sealing. Hot, dry summers and sharp swings between day and night work the membrane and its laps until the surface gives up.

When coating makes sense in Irvine

We usually recommend coating when the roof shows:

• Flashing and penetrations that leak while the field of the roof is still solid
• A building that cooks in summer and runs the air conditioning hard
• Seams and laps that have opened up and started weeping
• Chalky, sun-baked membrane that has lost its surface but not its body
• A roof with years left in the deck and insulation underneath

Choosing the system for your Irvine roof

• Silicone: the pick for roofs that pond. It handles standing water, resists UV without turning brittle, and lasts longest of the two.
• Acrylic: the pick for roofs that drain clean. Lower cost per square, excellent reflectivity, and easy to recoat later.
• Both go down seamless, so there are no laps or fasteners for water to work into.
• Both drop the roof surface temperature sharply, which shows up on the cooling bill of a conditioned building.

The things that actually matter

Change orders are discussed before anything is done, not billed afterwards.

• Most homes take two to four days once material lands.
• We do not ask for large deposits before material is delivered.
• Drone shots cover the steep sections, and the rest is checked on foot.
• Fascia and rafter tails get checked while the edge is open.

When coating is the wrong call

If we find saturated insulation or a failing deck on your Irvine roof, we say so. Coating over a wet roof traps the water and costs you twice.

What you get out of it

A silicone system at the right thickness over a properly prepped roof gives you ten years and up, and acrylic is close behind on a roof that drains well. Both systems are renewable: when the time comes you wash the roof and add another coat instead of starting over, which is why building owners keep coming back to them.

The cost side of coating

Because the work is additive, most buildings stay open and in use while we are on the roof.

A coating runs well under the cost of a tear-off and replacement, and there is no dumpster, no demolition and no days of noise over the tenants' heads.

Irvine roofs, specifically

Every town in Orange County treats a roof a little differently, and sun exposure here is relentless from April through October. From the shop it is a 35-mile run southeast to Irvine, so emergencies get a same-day answer.

You will see our trucks in Tustin, Santa Ana and Costa Mesa on the same run.

• Solar gets detached and reset by a licensed crew, not improvised around.
• Gutters are pulled and refitted properly instead of being crushed by a ladder.
• Gutters are pulled and refitted where they block a proper drip edge.
• Tile is sorted and reused where it is sound, which keeps the roof looking original.
• Satellite dishes and A/C line sets are re-flashed, not just set back down.

Insurance work moves faster when the damage is documented before the next storm. The inspection is free, and so is the second opinion if you already have a quote.

How we coat a roof in Irvine

• Inspect and measure, including core tests where we need to know what is under the membrane
• Clean the roof — power wash, remove dirt, chalk and loose coating
• Repair: cracks, open seams, failed flashing, blisters and bad penetrations
• Prime where the substrate calls for it
• Apply the coating in multiple passes to the specified thickness, seams and details first
• Final walk for even coverage and thickness, then clean up the site

Serving Irvine and nearby

We coat commercial and residential low-slope roofs throughout Irvine and the surrounding Orange County communities, including Tustin, Santa Ana and Costa Mesa.

Ready to look at your roof

The estimate is free. Call (818) 275-0921 and we will measure your Irvine roof, check the deck, seams and drains, and tell you plainly whether coating is the right call.