How often does a flat roof need a silver coat?
Most Baltimore rowhouse flat roofs need a new silver coat about every 5 years, sooner on a roof in full sun or when the old coat is chalking, peeling, or showing black. The coating reflects the sun and protects the modified bitumen underneath. It doesn't fix leaks, so open seams and flashing get repaired first.
If you want me to take a look, text a picture to 443-900-4815 or call the same number. I'm James. I've worked on Baltimore flat roofs for 24+ years, and I'm licensed and insured, MHIC #154344.
What does a silver coat do?
The silver is an aluminum roof coating. It reflects sunlight, which keeps the roof surface cooler in the summer and slows down the sun drying out and cracking the asphalt in the roofing underneath. On a rowhouse, a cooler roof can also mean a cooler upstairs.
How do I know it's time to recoat?
- Black is showing through the silver in spots.
- The coat is chalky. It rubs off on your hand.
- It's peeling or flaking, usually around seams and low spots where water sits.
- Small cracks are showing in the roofing under the coat.
- It's been more than 5 years and the roof gets full sun all day.
What a silver coat won't do
A coating isn't a repair. It won't seal an open seam, a blister, or flashing that has pulled away from the wall. If the roof is leaking, those spots get fixed first, then the roof gets coated. Coating over a leak just hides it for a while.
How we do it
- Look at the whole roof first, including the seams, the flashing at the walls and the house next door, and any drains or scuppers.
- Repair what needs it: open seams, blisters, and flashing.
- Clean the roof so the coating sticks.
- Put down the silver coat over the whole roof.
- Send you pictures of what we found, with a price before any work starts.
See Baltimore roof repair for more on rowhouse flat roofs, and roof lifespan for how long each kind of roof lasts.
You can text me at 443-900-4815 with a picture of your roof, or call the same number.
Silver coating questions
How long does a silver roof coating last?
On a Baltimore flat roof, about every 5 years. Full sun, standing water, and foot traffic wear it out faster.
Does a silver coat stop a flat roof from leaking?
No. A coating protects a roof that's already sound. Leaks come from open seams, blisters, and flashing, and those need to be repaired before the roof is coated.
What's under the silver on a rowhouse roof?
Most Baltimore rowhouse flat roofs are modified bitumen, a rolled asphalt roofing. Some older ones are built-up roofing, and some newer ones are rubber.
Is a silver coat the same as a new roof?
No. A silver coat is maintenance on the roof you have. When the roofing underneath is worn out, coating it won't bring it back, and it's time to talk about replacing it.
How much does it cost to silver coat a flat roof?
It depends on the size of the roof, how hard it is to reach, and how much repair the seams and flashing need first. You get a price before any work starts.
