GenSun has been utilizing Coatings as a low cost alternative for 3 decades and as such, we have been able to determine the results of the various different types of Manufacturers coatings.

There are many different manufacturers and different coating types.  We have found GAF and Henry products to offer the best protection.

Various types of coatings include:

• Silicone
• Acrylic
• Rubber
• Polyurethane

The type to be used, as mentioned above, is determined based on the substrate, age of roof, intention of the coating, compatibility, adhesion test and other factors. 

Commercial Roof Coatings & Roof Rejuvenation

Not every aging commercial roof needs to be torn off and replaced. In many cases — perhaps more than most property owners realize — a professionally applied roof coating system can restore the performance of an existing roof, significantly extend its service life, and deliver a return on investment that a full replacement simply cannot match. This is one of the most underutilized tools in commercial property management, and one of the most valuable services GenSun Roofing NJ provides.

Roof coatings have evolved dramatically over the past two decades. Today’s commercial-grade coating systems are engineered products designed to adhere to a wide range of substrates, withstand severe weather, resist UV degradation, and maintain their properties through years of thermal cycling. When applied correctly to a properly prepared surface, a coating system doesn’t just protect your roof — it essentially gives it a new lease on life.

Is Your Roof a Candidate for Coating?

The single most important factor in determining whether a roof is a good candidate for coating is the condition of the underlying substrate. A coating system can only perform as well as the surface it’s applied to. If a roof has active leaks, saturated insulation, structural deck issues, or widespread membrane failure, coating is not the answer — replacement is. This is why GenSun always begins with a thorough inspection before recommending any coating program.

Roofs that are good candidates for coating are typically those that are weathered and showing surface degradation, but structurally sound. Common indicators include chalking or oxidation on the membrane surface, minor surface cracking, faded or worn reflective surfaces, and flashings that are beginning to show wear but haven’t failed. These are roofs that have years of structural life remaining but need surface restoration to continue performing.

TPO, EPDM, Modified Bitumen, metal roofing, and built-up roofing systems can all be candidates for coating, though the preparation requirements and coating types differ by substrate. GenSun evaluates each situation individually and selects the appropriate coating system for the specific membrane and exposure conditions.

Types of Roof Coating Systems

Silicone Roof Coatings

Silicone is the premium option in the commercial roof coating market, and for high-exposure applications, it’s often the right choice. Silicone coatings are exceptionally resistant to ponding water — a critical advantage on flat commercial roofs where water tends to pool in low areas. Unlike many other coating types, silicone does not degrade or soften when exposed to standing water for extended periods. It also maintains its flexibility and adhesion through extreme temperature ranges, making it well-suited to New Jersey’s climate variability.

Silicone coatings also provide excellent UV reflectivity, significantly reducing roof surface temperatures during summer and contributing to measurable energy savings. They’re available in white and light colors that qualify for ENERGY STAR ratings and contribute to LEED certification points for applicable projects. The primary trade-off with silicone is cost — it carries a higher price point than acrylic or other coating types — but for the right roof, it represents outstanding long-term value.

Acrylic Roof Coatings

Acrylic coatings are water-based, low-VOC, and among the most cost-effective options in the commercial coating market. They provide excellent UV resistance and reflectivity, and they adhere well to a wide range of substrates including modified bitumen, metal, and built-up roofing. Acrylic coatings are a strong choice for roofs in climates with moderate rainfall and good drainage, where ponding water is not a persistent concern.

The key limitation of acrylic coatings is their performance under standing water. Extended ponding can cause an acrylic coating to soften and lose adhesion over time. For this reason, GenSun typically recommends acrylic systems for roofs with good slope and drainage, reserving silicone for surfaces with known drainage challenges. Applied in multiple coats with proper reinforcement at seams and penetrations, a quality acrylic system can deliver 10 to 15 years of reliable service life extension.

Elastomeric Roof Coatings

Elastomeric coatings are formulated to stretch and recover — highly useful on surfaces that experience significant thermal movement, such as metal roofs and certain membrane systems. These coatings create a seamless, watertight membrane over the existing surface and are particularly effective at bridging minor surface cracks and seam separations that would otherwise allow water infiltration. Elastomeric systems are often used as the base layer in a multi-product coating system, topped with a silicone or acrylic finish coat.

The Coating Process

A roof coating system is only as good as the preparation beneath it. GenSun’s coating installations follow a rigorous process that begins with complete removal of dirt, debris, biological growth, and any loose or deteriorated material. We pressure wash the surface, allow adequate drying time, and perform all necessary repairs to seams, flashings, and penetrations before any coating material is applied. Skipping or rushing this phase is the primary reason coating systems fail prematurely — and it’s where less disciplined contractors cut corners.

Once the surface is prepared and repairs are completed, we apply the coating system in accordance with manufacturer specifications, including proper mil thickness at each coat. We pay particular attention to penetrations, drains, edges, and HVAC curbs — the high-risk areas where water is most likely to find its way into the building. Reinforcing fabric is embedded in the first coat at all seams and transitions, creating a stronger, more resilient waterproofing layer at the most vulnerable points.

The finished coating is inspected for coverage, adhesion, and completeness before the project is considered complete. GenSun provides documentation of the completed work, and many of the coating systems we install come with manufacturer warranties that provide additional protection for the building owner.

The Financial Case for Roof Coatings

The economics of commercial roof coating are compelling. A full membrane replacement on a large commercial roof represents a significant capital expenditure — one that most property owners prefer to defer as long as responsibly possible. A coating system, properly applied to the right roof, can extend the service life of that membrane by 10 to 15 years at a fraction of the replacement cost.

Beyond the direct cost comparison, roof coatings offer additional financial benefits. The reflective surface of a white or light-colored coating reduces rooftop temperatures, which translates to measurable reductions in cooling loads and energy costs. Some coating systems qualify for tax benefits under IRS rules that allow immediate deduction of coating costs as a maintenance expense rather than requiring capitalization as a capital improvement — a distinction worth discussing with your accountant.

For commercial property owners managing multiple buildings or operating on tight capital budgets, a well-managed coating program can be the difference between a reactive, crisis-driven maintenance approach and a planned, predictable one. GenSun can help you develop a roof asset management strategy that identifies which roofs are coating candidates, schedules them appropriately, and maximizes the useful life of your entire portfolio.