Today’s blog post provides an overview of the potential benefits involved with coating EPDM rubber roofs compared with roof replacement. It will be of interest to commercial property owners and facility managers, as it covers how a compatible coating system may help protect and extend the useful life of an existing EPDM roof when that roof is suitable for restoration.
EPDM has long been a widely used commercial roofing material. Like all commercial roof systems, however, EPDM roofing can develop problems over time, including issues at seams, flashing, penetrations, drainage areas, or other vulnerable locations.
A roof coating may be one restoration option for an existing EPDM roof, but the roof first needs to be evaluated to determine whether coating is appropriate.
Here are a few ways in which a roof coating system may enhance the performance of a suitable EPDM roof.
Benefits of an EPDM Roof Coating
• Continuous protective surface. EPDM roofs commonly include seams and other transitions that require proper detailing and maintenance. Over time, seams, flashing, penetrations, or other areas may become vulnerable to water intrusion if they deteriorate or are damaged.
When an EPDM roof is suitable for restoration, a compatible coating system can provide a continuous protective surface over properly prepared roof areas. Seams and other vulnerable locations may also require repairs or reinforcement before or during coating installation.
Reflective coatings may help reduce roof surface temperatures and temperature-related stress, although actual performance depends on the coating system, climate, roof condition, and installation.
• Potential savings compared with complete tear-off and replacement. When an EPDM roof develops problems, complete replacement is not always the only option. If the existing roof is structurally sound and otherwise suitable for restoration, coating may allow much of the existing roof to remain in place.
This can reduce tear-off, disposal, material, labor, and disruption compared with full replacement. However, replacement may still be the appropriate option when there is extensive wet insulation, structural deterioration, widespread membrane failure, serious drainage problems, or other conditions that cannot reasonably be corrected through restoration.
A properly restored EPDM roof may also be eligible for future repairs or recoating, depending on the condition of the existing system and the requirements of the coating manufacturer.
• Potential for improved reflective performance. Many EPDM roofs are dark in color and can absorb substantial solar heat. A compatible white or reflective coating may reduce solar heat absorption and lower roof surface temperatures.
Depending on climate, insulation, HVAC efficiency, building use, roof construction, and utility rates, this may also reduce cooling demand and energy use.
Other potential benefits of a reflective EPDM coating may include:
- Lower roof surface temperatures
- Reduced solar heat absorption
- Potential reductions in cooling demand
- Reduced temperature-related stress on some roofing components
- Possible reductions in peak electricity demand in some buildings
- Reduced environmental impact when building energy use is lowered
Actual energy savings vary significantly by building and should not be assumed from the coating alone.
Determining Whether an EPDM Roof Is Suitable for Coating
Roofing Services
Our professional commercial roof contractors provide:
- Roof maintenance & repair
- Inspections & leak detection
- Energy efficient roof systems
- Complete roof replacement
- Roof life-extending solutions
Before coating, the roof should be inspected for wet insulation, structural deterioration, drainage problems, widespread membrane damage, failed seams or penetrations, trapped moisture, and other conditions that may need to be corrected first.
Compatibility is also important. The selected coating system, primers, repair materials, and preparation procedures should be appropriate for the existing EPDM membrane and installed according to current manufacturer requirements.
When the roof is a suitable candidate, restoration may provide benefits such as reduced tear-off, a continuous protective surface, reflective performance, and additional useful roof life.
A commercial roofing contractor can inspect the existing EPDM roof and discuss whether repair, restoration, coating, recover, or replacement is appropriate for the conditions present.
