Commercial Roof Coatings in Orlando, FL

Silicone coatings are the primary system we install on Orlando commercial buildings with significant ponding or UV-degradation exposure. Silicone does not degrade under UV, tolerates ponded water without loss of adhesion, and maintains flexibility at Florida's thermal extremes — both the 38°F cold nights that crack brittle coatings and the 100°F surface temperatures that cause softer coatings to deform. Major silicone manufacturers including Tremco, GCP Applied Technologies, and Henry provide 10-year and 15-year restoration warranty coverage on qualifying substrates. In our experience, silicone is the right call for flat roofs with documented ponding patterns on the International Drive hospitality corridor and the OIA industrial parks.

Acrylic coatings are appropriate for roofs with positive drainage and minimal ponding — acrylic loses adhesion when continuously ponded. They cost less per applied gallon than silicone, apply with conventional spray equipment, and provide strong reflectivity. We specify acrylic on roofs with confirmed positive drainage to every drain, on slopes that drain within 24 hours of rainfall, and in cases where the budget demands the lower unit cost. Orlando's downtown commercial buildings with properly drained flat roofs and aging but sound EPDM membrane are reasonable acrylic candidates.

Polyurethane foam (SPF) with a silicone or acrylic topcoat is a different product category — it adds both insulation and waterproofing simultaneously and can be applied over existing systems to add R-value and re-slope toward drains. On Orange County commercial buildings where the original drain layout has been compromised or where the owner wants to add thermal performance, SPF with coating topcoat is worth evaluating. FBC requires specific Florida Product Approvals for SPF roofing systems, and the coating topcoat must

Moisture assessment is mandatory before any coating project. We pull cores in five to ten locations — higher density on roofs with visible surface distress or documented ponding history. A reading above 0.5% moisture content by weight in the insulation is a disqualifier for coating. We use a digital moisture meter calibrated to the insulation type, and we send cores to a lab for confirmation when field readings are borderline.

Surface adhesion must be confirmed on the existing membrane. Delaminated EPDM, blistered modified bitumen, or cratered TPO — membrane that is separating from the insulation below — cannot be effectively coated. We probe adhesion at 10-foot intervals across the roof and in the immediate vicinity of every penetration flashing. Areas with adhesion failure are removed and replaced with compatible membrane before the coating is applied.

Drainage review is the third qualifier. Florida Building Code requires that a low-slope commercial roof drain within 48 hours of rainfall. A coating specification on a roof that routinely ponds for 72 hours or longer is likely to void the coating warranty — silicone tolerates ponding, but the warranty language at most manufacturers still requires positive drainage to a drain within a defined period. We assess every drain for flow capacity against the drainage area it serves and document the drainage findings in the coating scope.

Preparation is the majority of the project. Membrane surface is cleaned — power washed, then treated with a manufacturer-specified cleaner and primer. Every failed seam, blister, and open lap is repaired with compatible flashing membrane before the coating goes on. Every penetration flashing is inspected and any compromised areas are replaced. Drains are cleared and hardware is inspected.

Application is by airless spray in two coats to the manufacturer's specified mil thickness — typically 20-30 wet mils per coat for silicone, resulting in 20-30 dry mils per coat. We measure wet mil thickness with a comb gauge at regular intervals across every section. We do not depend on gallons-per-square as the sole quality measure — coverage rate varies with substrate texture and porosity, and mil thickness is the actual performance specification.

Warranty closeout: the coating manufacturer requires a final inspection by their field representative to issue the restoration warranty. We schedule and manage that inspection, deliver the inspection report and coating application records to the building owner, and provide the manufacturer warranty documentation in the closeout package.

Yes, if the substrate qualifies. Modified bitumen and BUR are common coating substrates — in fact, coating is often the most economical way to extend a sound-but-weathered mod-bit or BUR system by 10-15 years. The qualification process is the same: moisture cores, adhesion assessment, drainage review, flashing inspection. We do not coat over a wet or adhesion-failed substrate regardless of system type.

Silicone coatings are among the most UV-stable coating chemistries available. They do not chalK, crack, or harden under Florida's UV load the way acrylic coatings can over time. The white surface reflects 80-85% of solar radiation, reducing surface temperatures by 40-50°F compared to a dark membrane in summer. Reduced surface temperatures extend the life of the underlying membrane and reduce HVAC cooling loads — a meaningful factor on International Drive hotel properties and Lake Nona corporate campuses with high HVAC run-time.

Most coating applications on existing low-slope commercial roofs do not require a permit in Orange County or the City of Orlando, provided the existing membrane is not being replaced and the scope qualifies as maintenance or restoration rather than a new roofing system. The Florida Building Code permit threshold analysis applies — we assess the permit requirement on every project.

Most major coating manufacturers offer 10-year restoration warranties on qualifying substrates. Some silicone systems carry 15-year terms. The warranty is issued by the coating manufacturer after a field inspection at closeout — it is not a contractor warranty, it is a manufacturer-backed product warranty. We manage the inspection and documentation process to ensure the warranty is issued correctly and covers the full applied area.

We will pull moisture cores, assess drainage and adhesion, and give you a straight answer — coat, repair-then-coat, or replace. No upsell.