ROOF COATINGSilicone & Acrylic

Most Santee 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.

Serving Santee and nearby

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

Does your Santee roof need coating?

A coating earns its keep on a roof with these problems:

• Low spots that hold water for days after a storm
• A building that cooks in summer and runs the air conditioning hard
• Chalky, sun-baked membrane that has lost its surface but not its body
• A roof with years left in the deck and insulation underneath
• Flashing and penetrations that leak while the field of the roof is still solid

Choosing the system for your Santee 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.

When we tell you not to coat

Coating is not for every roof. If the deck is soft, the insulation is wet or the membrane is finished, a coating only hides the problem — we will tell you the Santee roof needs replacing instead.

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

Pricing a Santee roof 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.

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

A closer look at Santee

Before materials come into it, the site decides the job: in Santee, the weather here punishes details, not products. We are 124 miles southeast of Santee; crews pass through most days anyway.

You will see our trucks in El Cajon, Lakeside and Poway on the same run.

• Gutters are pulled and refitted where they block a proper drip edge.
• Solar panels get detached and reset on a schedule that matches the roofing crew.
• 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.
• Permits and inspections run through the local building department, and we pull them rather than leaving it to you.

Summer is for planned work; winter is for emergencies nobody planned. The inspection is free, and so is the second opinion if you already have a quote.

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.

What separates a good job from a cheap one

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

• We check the attic as well as the roof; half of what we find shows from underneath.
• You get a start date and a finish date in writing, and we hold them.
• Any rot found under the old layers is swapped before anything new goes down.
• If the attic has no real intake, we fix that rather than leaving a new roof to bake.

Talk to a Santee roof coating contractor

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