ROOF COATINGSilicone & Acrylic

Flat roof restoration in Lakeside starts with prep, not product. Hot, dry summers and sharp swings between day and night work the membrane and its laps until the surface gives up.

The honest version

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

How we coat a roof in Lakeside

• 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

Silicone or acrylic for a Lakeside 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.

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.

Pricing a Lakeside roof coating

Coating is priced by the square foot once we know the condition and how much prep the roof needs, and the number comes to you in writing before anything starts.

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

Lakeside roofs, specifically

Most of what we fix in Lakeside traces back to one thing: dust, heat and wind arrive together and find any weak detail. At about 125 miles southeast, Lakeside is an easy run for us, inspection or emergency.

We know Santee, El Cajon and Alpine as well as we know Lakeside.

• Material is delivered the morning of the job, not left on the driveway for a week.
• Chimney and wall flashings are replaced, not painted over with sealant.
• Skylights are flashed new rather than reused, because that is where the next leak starts.
• Permits and inspections run through the local building department, and we pull them rather than leaving it to you.
• Solar gets detached and reset by a licensed crew, not improvised around.

The crews fill up fast when the first storm is on the ten-day forecast. Ask for the inspection, keep the report, and decide in your own time.

When coating makes sense in Lakeside

Good candidates for coating tend to have:

• Low spots that hold water for days after a storm
• Seams and laps that have opened up and started weeping
• A building that cooks in summer and runs the air conditioning hard
• Flashing and penetrations that leak while the field of the roof is still solid
• Chalky, sun-baked membrane that has lost its surface but not its body

Standards we hold on every Lakeside job

If the attic has no real intake, we fix that rather than leaving a new roof to bake.

• Drip edge and starter course get installed properly - that is half the wind resistance.
• Neighbours get a heads-up about the dumpster before it lands.
• Most homes take two to four days once material lands.
• Moisture readings go in the report where a leak is suspected but not obvious.

Serving Lakeside and nearby

We coat commercial and residential low-slope roofs throughout Lakeside and the surrounding San Diego County communities, including Santee, El Cajon and Alpine.

Ready to look at your roof

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