Should you coat your existing roof or replace it entirely? Enter your building details to compare the 10-year total cost of each option, including energy savings.
Reduction in cooling costs from reflective coating
From new insulation
Coating saves you money
$101,000
saved over 10 years by coating
Coating Total
$50,000
$5,000/yr
Replacement Total
$151,000
$15,100/yr
Coating $/yr of Life
$5,833
12-year lifespan
Replace $/yr of Life
$6,400
25-year lifespan
Upfront Cost
Maintenance (10 yr)
Energy Savings (10 yr)
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This tool compares two options for addressing an aging commercial roof: elastomeric coating/restoration (applying a reflective membrane over the existing roof) vs. full tear-off and replacement with a new roofing system.
Roof coating is ideal when the existing membrane is structurally intact but aging, with fewer than 3 active leaks, no ponding water issues, and at least 60% of its useful life remaining. It is not a solution for severely deteriorated roofs, wet insulation, or structural deck problems.
| Metric | Coating | Full Replacement |
|---|---|---|
| Cost per sq ft | $2–$5 | $5–$15 |
| Expected lifespan | 10–15 years | 20–30 years |
| Disruption to business | Minimal | Significant |
| Energy savings (cooling) | 10–30% | 5–15% (new insulation) |
| Warranty | 10–15 years | 15–30 years |