ROOF COATINGSilicone & Acrylic

Flat roof restoration in San Marino 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 cost side of coating

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.

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.

Before, during and after

The site is cleaned daily, and the last magnet pass happens before the crew leaves.

• Most homes take two to four days once material lands.
• We do not ask for large deposits before material is delivered.
• The written warranty names what is covered and for how long, with no asterisk games.
• Drip edge and starter course get installed properly - that is half the wind resistance.

Local conditions in San Marino

We quote San Marino roofs off what the roof is actually doing, and dust, heat and wind arrive together and find any weak detail. 9 miles northeast means a free inspection costs you nothing but an hour.

We know San Gabriel, Alhambra and South Pasadena as well as we know San Marino.

• We photograph every penetration before and after, so the file shows the work.
• Skylights are re-flashed as part of the job rather than quoted as an extra later.
• Skylights are flashed new rather than reused, because that is where the next leak starts.
• Chimney and wall flashings are replaced, not painted over with sealant.
• Magnet sweeps run morning and evening, which matters on a street with kids and bare feet.

Summer is for planned work; winter is for emergencies nobody planned. Nothing is booked until you have photos, a scope and a written price.

Serving San Marino and nearby

We coat commercial and residential low-slope roofs throughout San Marino and the surrounding Los Angeles County communities, including San Gabriel, Alhambra and South Pasadena.

When coating makes sense in San Marino

Good candidates for coating tend to have:

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

Choosing the system for your San Marino 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.

How long a San Marino roof coating lasts

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 Marino roof, we say so. Coating over a wet roof traps the water and costs you twice.

How we coat a roof in San Marino

• 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

Talk to a San Marino roof coating contractor

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