ROOF COATINGSilicone & Acrylic

A roof coating buys years back on a South Pasadena flat roof that is weathered but still sound. 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 South Pasadena

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

• A roof with years left in the deck and insulation underneath
• Seams and laps that have opened up and started weeping
• 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
• Low spots that hold water for days after a storm

Serving South Pasadena and nearby

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

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.

A roofer's read on South Pasadena

Most of what we fix in South Pasadena traces back to one thing: the wind arrives dry and loaded with grit that scours the surface. 7 miles northeast means a crew, a ladder and a tarp can be there this afternoon.

Crews rotate through Alhambra, Pasadena and San Marino, so the drive is routine.

• Gutters are pulled and refitted properly instead of being crushed by a ladder.
• Skylights are flashed new rather than reused, because that is where the next leak starts.
• Dry-in happens the same day the old roof comes off; nothing sits open overnight.
• Access gets planned first - driveway, staging, dumpster placement - so the street stays usable.
• Skylights are re-flashed as part of the job rather than quoted as an extra later.

We would rather be on your roof in September than during the first atmospheric river. The first step is a free look at the South Pasadena roof and a number you can hold us to.

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

When coating is the wrong call

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 South Pasadena roof needs replacing instead.

What you can expect from us

One person runs your job and answers the phone the whole way through.

• Synthetic underlayment goes down over the whole deck, not just the valleys.
• We show you the soft spots before they are covered, not after.
• Drone shots cover the steep sections, and the rest is checked on foot.
• The written warranty names what is covered and for how long, with no asterisk games.

Lifespan and recoating

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 roof coating costs in South Pasadena

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.

Get a South Pasadena roof coating estimate

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