Metal Roof Coating & Restoration
Surface rust on the barn or the shop roof doesn't automatically mean replacing it. If the metal underneath is still solid, a coating system can stop the rust, seal the leaks and add years of life.
Before & After
Imagine a faded, rust-streaked metal roof next to the same roof, cleaned and sealed. Photos from our own Maine coating jobs will go here as we complete them.
Sample imageSame roof, before and after an elastomeric coatingDo You Really Need a New Roof?
Your metal roof has rusty orange patches and drips in a couple of spots during a hard rain. A new roof seems like the obvious answer, but replacement is expensive, disrupts whatever happens inside the building and scraps a lot of metal that may still have years left. When the rust is only skin-deep and the panels and framing are solid, a coating is often the smarter move.
An elastomeric coating cures into one continuous, rubbery skin over the whole roof. Metal moves a lot between a below-zero February night and a hot July afternoon, and the coating stretches and relaxes with it instead of cracking or peeling. The result is a roof that sheds water again and looks freshly finished.
Get a Free EstimateWhat a Coating Does for You
- Can add roughly 10 to 25 years to a sound metal roof, depending on the coating system
- Usually costs far less than tearing off and replacing
- Seals small leaks at seams and screws and slows new rust
- Light colors reflect summer sun and help keep the building cooler
- Lots of color choices to suit the building
- One seamless waterproof layer across the entire roof
- No tear-off and no dumpster, so the building stays in use
- Keeps good metal on the building and out of the landfill
How a Coating Job Goes
Five steps, and the first ones count the most. Cut corners on the prep and even the best coating will peel.
Inspect Before We Price
We start on the roof. How deep does the rust go? Are the panels still solid? Are the screws still holding? Some roofs are past the point where a coating will help, and if yours is one of them, we'll tell you now instead of selling you a coating that won't last.
Rust Treatment & Prep
Most of the real work happens here. We treat and neutralize the rust, remove flaking paint and chalky oxidation, and clean the roof. Then every seam, screw head and pipe or vent opening gets sealed. A coating only bonds as well as the surface underneath it.
Primer
Next comes a rust-inhibiting primer. It gives the topcoat something to grab and helps stop fresh corrosion from starting under the finished surface.
Elastomeric Topcoat
Elastomeric means it stretches and springs back like rubber. That's important because a metal roof expands and contracts with every swing in temperature, and the topcoat moves right along with it. It comes in a wide range of colors.
Final Walk-Through
Before we leave, we recheck every seam, edge and opening. Then we show you the finished roof, in person or in photos, so you know exactly what was done.
Will a Coating Work on Your Roof?
Here's the quick test: is the roof actually worn out, or does it just look that way? If the panels are intact, the screws still hold and the framing underneath is solid, you have a good roof with a tired surface. That's exactly what coatings are for.
Holes, large areas rusted clean through or structural damage are another matter, and replacement may be the only sensible answer. After we inspect, we'll tell you which group your roof is in. There's no sense coating a roof that won't benefit from it.
Roofs That Usually Coat Well
- Standing seam roofs with surface rust
- Corrugated roofs that have gone chalky or dull with age
- R-panel and PBR roofs on commercial buildings
- Roofs with small leaks at seams and screws
- Barns, workshops, boat storage and industrial metal buildings
- Roofs that look worn out but are still structurally sound
Plenty of Colors to Choose From
Coating is also a chance to give the building a new look. White and other light, reflective colors are the usual choice for commercial roofs, since they soak up less heat and lighten the cooling load. Homes and barns often go darker or keep their original color. The exact options depend on the coating manufacturer, so ask to see a color chart at your estimate.
Metal Roof Coating FAQ
How many years will a coating add?
As a general rule of thumb, an elastomeric coating adds roughly 10 to 25 years to a metal roof that's still structurally sound. Lighter single-coat systems land near the low end, and heavier multi-coat systems with reinforcing fabric at the seams land near the high end. How well the roof was prepped and how exposed it is to the weather both affect where yours ends up.
Is coating cheaper than a new roof?
In most cases, yes, and usually by a lot. You're not paying for a tear-off, disposal or new panels. Your actual price depends on the roof's size, its condition and the system you choose, so we inspect first and give you a written estimate.
My roof is already rusty. Is it too late to coat it?
Usually not. Surface rust is the number one reason people ask about coatings. It gets cleaned, treated and primed before the topcoat goes on. The exception is rust that has eaten all the way through a panel. Those spots need patching or new panels first.
Will a coating hold up to a Maine winter and salt air?
Yes. Elastomeric coatings are built to stretch and recover, so they move with the metal as it shrinks on a frigid January night and expands again in the sun. Maine's constant freeze-thaw cycles are well within what a good system is made for. On buildings near the coast, a coating also adds a protective barrier between the metal and the salty air.
Find Out If Your Roof Can Be Saved
Book a free estimate. We'll climb up, tell you honestly what shape the roof is in and put your options in writing, whether that's a coating, a repair or a replacement.
Other Services
Roof Repair & Replacement
Residential and emergency roof repair across southern Maine.
Gutters
Seamless gutter installation, repair and gutter guards.
Siding Installation
Vinyl, cedar shake, HardiePlank, and fiber cement siding.
Metal Roofing
Corrugated, standing seam, and metal shingles installed with high-temp underlayment.
Ice Dam Removal
Professional ice dam removal and prevention systems.
Storm Damage Repair
Emergency storm, wind, and hail damage response.
Commercial Roofing
Maintenance contracts and flat roof systems.
Property Managers
Pre-winter roof walks and written reports for every building.