Roof Coatings vs. Reroofing: What Property Owners Need to Know
If you're managing a commercial property and your roof is aging or leaking, you've likely come across two main solutions: applying a new liquid roofing system or doing a full reroof. Both approaches aim to fix problems like leaks or energy loss, but they differ quite a bit in terms of cost, disruption, and long-term value.
This article breaks down how each option works and why more building owners are choosing liquid-applied roofing systems—often referred to as "roof coatings"—as a smarter, more cost-effective choice.
What Is a Roof Coating System?
What many people casually call a "roof coating" is actually part of a full liquid-applied roofing system. These systems include preparation, primers, fabric reinforcement in some cases, and the top coat that provides the seamless, waterproof barrier. When installed correctly, the entire system works together to restore, protect, and extend the life of an existing roof.
These systems are designed for use over a wide range of commercial roof types, including metal, single-ply membranes, and modified bitumen.
Why building owners like them:
They create a seamless, watertight barrier over the roof
Reflective options help reduce rooftop temperatures
No need to tear off the existing roof
Often treated as a maintenance expense rather than a capital improvement
For a deeper look at how these systems are built and applied, see our full guide on roof coatings.
What Is Reroofing?
Reroofing is exactly what it sounds like: removing the existing roofing materials down to the deck and installing a completely new system. It’s a significant construction project that usually requires building permits, inspections, and sometimes structural upgrades.
What you need to consider:
Requires tearing off and disposing of old materials
More expensive due to added labor and materials
Can cause major disruption for building tenants or operations
Typically handled as a capital expense on the books
Why More Owners Are Opting for Coating Systems
1. They’re Easier on the Budget
In many cases, a roof coating system costs less than half of what a full reroof would run. You skip the tear-off, reduce labor time, and avoid the expense of new insulation and decking materials.
2. They Reduce Downtime
Since these systems are installed over your existing roof, there’s little noise, mess, or interference with business operations. That’s a big plus for occupied buildings that need to stay open during the work.
3. They Help Cut Energy Costs
A white or reflective liquid-applied system can dramatically lower roof surface temperatures. That means less strain on your HVAC and lower energy bills, especially during the summer months.
4. They’re Better for the Environment
Less tear-off means less landfill waste. And because you’re reusing your existing roof, you're also cutting down on the production and transport of new roofing materials.
5. They Come With Strong Warranty Options
Many coating systems offer warranties that rival those of full roof replacements, sometimes with the option to renew down the road. These warranties can offer solid peace of mind when the system is installed by a certified contractor.
6. They Can Be a Smart Tax Move
Because coating systems are often considered maintenance, many property owners are able to expense the full cost in the year the work is done. That’s a major difference compared to the longer depreciation schedules tied to new roof construction.
When Reroofing Is Still the Right Call
Of course, not every roof is a candidate for a coating system. You may need a full replacement if:
The roof deck has structural damage
The insulation is saturated or failing
The drainage is severely compromised
Local codes require complete removal
An experienced contractor can inspect the roof and let you know which path is best for your building.
Final Thoughts
If your commercial roof is in decent shape but starting to show its age, a liquid-applied roofing system could be the smart move. It’s faster, cleaner, and more affordable than a full replacement. It’s also better for your building’s efficiency and easier on your budget in the short and long term.
Not sure what your roof needs? A professional inspection will give you clear answers so you can move forward with confidence.