ROOF COATINGSilicone & Acrylic

Restoring a San Francisco low-slope roof means fixing what is wrong first, then coating the whole surface seamless. Salt air, marine layer and long damp mornings keep a low-slope roof wet longer, so seams and ponding spots are where the trouble starts.

What roof coating costs in San Francisco

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.

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.

When coating makes sense in San Francisco

We usually recommend coating when the roof shows:

• Seams and laps that have opened up and started weeping
• A roof with years left in the deck and insulation underneath
• Chalky, sun-baked membrane that has lost its surface but not its body
• Low spots that hold water for days after a storm
• A building that cooks in summer and runs the air conditioning hard

What changes on a San Francisco roof

The job list in San Francisco repeats itself for a reason - whatever fails first on these roofs fails at the edges. Our shop sits about 337 miles northwest of San Francisco, so a crew is on site the same morning.

We know Daly City, South San Francisco and Oakland as well as we know San Francisco.

• Access gets planned first - driveway, staging, dumpster placement - so the street stays usable.
• Permits and inspections run through the local building department, and we pull them rather than leaving it to you.
• Gutters are pulled and refitted properly instead of being crushed by a ladder.
• Solar panels get detached and reset on a schedule that matches the roofing crew.
• Dry-in happens the same day the old roof comes off; nothing sits open overnight.

Book in the dry months and the whole job happens on dry decking. If a repair solves it, we quote the repair instead of selling a replacement.

What the work looks like

• 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

What the work looks like in San Francisco

Financing exists if you want it, and nobody pushes it on you.

• Change orders are discussed before anything is done, not billed afterwards.
• Rake and eave metal is new on every job; reusing bent metal is false economy.
• Neighbours get a heads-up about the dumpster before it lands.
• If the attic has no real intake, we fix that rather than leaving a new roof to bake.

Serving San Francisco and nearby

We coat commercial and residential low-slope roofs throughout San Francisco and the surrounding San Francisco County communities, including Daly City, South San Francisco and Oakland.

Two coating systems, one right answer

• 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.

When we tell you not to coat

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

Ready to look at your roof

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