Detroit’s unique climate presents distinct challenges for commercial building owners. The combination of harsh winters with heavy snowfall, freeze-thaw cycles, and warm, humid summers creates a demanding environment that accelerates roof deterioration. Over time, exposure to extreme temperature fluctuations, ice, snow load, and moisture can lead to cracks, leaks, and energy inefficiencies. Many facility managers automatically assume replacement is the only option when facing roof problems, but that’s often not the case. Roof restoration represents a sophisticated approach to extending your commercial roof’s lifespan without the extensive costs and disruptions of a complete tear-off and replacement.

For businesses operating throughout the Detroit area, understanding the value of roof restoration can lead to significant cost savings while maintaining proper building protection. Let’s explore why this approach deserves your consideration before committing to an expensive replacement project.

Signs Your Commercial Roof Needs Restoration

Before discussing solutions, it’s important to recognize when your commercial building might benefit from restoration. Proactive roof maintenance can prevent minor issues from escalating into major problems that require more extensive and expensive repairs.

1. Persistent Leaks and Water Intrusion

Water infiltration represents one of the most damaging threats to any commercial building. Even minor leaks can lead to significant problems if left unaddressed, including:

• Mold and mildew growth, which can affect indoor air quality
• Ceiling and wall staining that creates an unprofessional appearance
• Structural damage to wooden supports and other building components
• Damage to inventory, equipment, and interior furnishings
• Disruption to daily business operations

If your maintenance team is repeatedly addressing the same leaks or discovering new ones after rainstorms, this indicates your roof’s waterproofing abilities have been compromised. Roof restoration can effectively seal these vulnerabilities without the expense of a full replacement.

2. Increasing Energy Costs

Have you noticed your building’s energy bills climbing steadily? Your roof might be the culprit. A deteriorating commercial roof loses its ability to properly insulate your building, resulting in:

• Heat loss during Detroit’s long, cold winters
• Excessive heat gain during the summer months
• HVAC systems running longer and working harder to maintain comfortable temperatures
• Unnecessary strain on cooling equipment, potentially shortening its lifespan

Modern reflective roof coatings can significantly reduce both heating and cooling costs. This improved energy efficiency translates directly to lower utility bills throughout Detroit’s varied seasonal conditions.

3. Surface Deterioration (Cracks, Blisters, and Membrane Shrinkage)

Visual inspection of your roof surface can reveal telling signs of deterioration:

• Blistering: Bubbles or raised areas on the roof membrane indicate trapped moisture or air
• Cracking: Linear breaks in the roofing material expose underlying layers to water intrusion
• Membrane shrinkage: Pulling away from flashings, walls, or other rooftop penetrations
• Surface erosion: Loss of protective granules or surface coatings
• Seam separation: Failing bonds between roofing material sections

These issues typically occur when the protective top layer of your roofing system breaks down due to freeze-thaw cycles, snow load, ice damage, and other environmental factors. Addressing these problems through restoration before they lead to more significant damage can extend your roof’s lifespan substantially.

4. Standing Water and Drainage Issues

Flat and low-slope commercial roofs should drain completely within 48 hours after rainfall. When water remains longer, it indicates drainage problems that can severely impact roof performance:

• Standing water (ponding) adds significant weight to roof structures
• Ponding accelerates the deterioration of roofing materials
• Water can find even the smallest vulnerabilities to penetrate the building
• Ice dams can form, forcing water under roofing materials
• Repeated freeze-thaw cycles during winter months can expand cracks and separations

Professional roof restoration addresses these drainage issues through proper sloping adjustments and installation of additional drainage solutions where needed, preventing water-related damages.

5. Aging Roofing System Approaching End of Warranty

Commercial roofing systems typically have expected lifespans ranging from 15-30 years, depending on the materials used. If your roof is approaching this age range but remains structurally sound, restoration presents an opportunity to:

• Add 10-15 years of service life without full replacement costs
• Update your roofing system with modern energy-efficient coatings
• Address existing minor problems before they require more extensive repairs
• Extend manufacturer warranties with renewed protection
• Postpone the disruption and expense of a complete replacement

Investing in restoration for aging but structurally sound roofs represents wise financial stewardship, allowing you to maximize your initial roofing investment while postponing major capital expenditures.

When you observe any of these warning signs, it’s time to contact a professional roofing contractor for a thorough assessment. The right restoration approach can address these issues effectively while providing substantial cost savings compared to replacement.

Roof Restoration vs. Roof Replacement

When facing roof problems, understanding your options helps you make financially sound decisions that protect both your building and your bottom line. Let’s compare roof restoration against full replacement to help you determine which approach makes the most sense for your specific situation.

Cost Comparison

The most immediate and obvious difference between restoration and replacement is cost. Restoration costs less than complete replacement, freeing up capital for other business investments. This cost difference represents a significant impact on your facility maintenance budget, potentially saving thousands of dollars compared to a full replacement project.

Business Continuity

Full roof replacement creates substantial disruption to business operations. The process generates noise, dust, and debris that can interfere with workplace productivity. In some cases, temporary business closures become necessary during critical phases of the replacement process. In contrast, roof restoration proceeds with minimal disruption to daily business activities. Most businesses can remain fully operational during the restoration process with little to no impact on normal workflow. Since the existing roof remains in place, there’s no exposure of building interiors to the elements during restoration. Additionally, restoration offers faster completion timeframes – typically measured in days rather than the weeks required for replacement. For businesses where continuous operation is essential, restoration offers clear advantages in maintaining normal business activities while still addressing roofing concerns.

Environmental Considerations

In today’s environmentally conscious business environment, the sustainability aspects of major facility decisions matter. Roof replacement generates tons of waste material destined for landfills, while restoration conserves existing materials and reduces waste.  Additionally, the energy-efficient properties of modern restoration coatings reduce your building’s ongoing environmental impact by decreasing energy consumption for cooling during Atlanta’s hot summers.

Long-Term Performance

While some might assume replacement provides better long-term value, the ROI calculation often favors restoration. Besides significantly extend roof life, quality restoration systems can provide performance comparable to new roofs, whereas future restoration costs typically remain lower than replacement alternatives.

Here’s a side-by-side comparison of these key decision factors:

For buildings with roofs that remain structurally sound but show signs of weathering and aging, restoration clearly represents the more advantageous business decision. However, some conditions may call for replacement, including:

• Severe structural damage to the roof deck
• Multiple layers of existing roofing materials
• More than 25% of the roof area saturated with moisture
• Previous failed restoration attempts

A professional assessment from a qualified commercial roofing contractor will help determine which approach makes the most sense for your specific circumstances.

How Commercial Roof Restoration Works

Understanding what happens during a professional roof restoration helps business owners and facility managers set appropriate expectations and prepare for the project. While each building presents unique challenges, most commercial roof restorations follow a similar process.

1. Comprehensive Roof Assessment and Project Planning

The foundation of successful restoration begins with thorough evaluation. A qualified professional will conduct a detailed inspection of your entire roofing system, including:

• Visual examination of all roof surfaces and installations
• Moisture scanning to detect trapped water beneath the membrane
• Core sampling when necessary to evaluate underlying conditions
• Examination of flashings, penetrations, and edge details
• Review of drainage patterns and existing slopes
• Documentation of all deficiencies with photographs and measurements

This assessment provides the data needed to develop a customized restoration plan that addresses your roof’s specific issues while working within your budget constraints.

Based on inspection findings, you’ll receive a detailed project proposal outlining recommended restoration approach and materials, timeline for project completion, cost breakdown and payment terms, and warranty options available for the completed work. Once you approve the project plan, materials are ordered and scheduled for delivery to coincide with the project start date.

2. Surface Preparation and Repairs

Proper preparation is essential for coating adhesion and long-term performance. The existing roof surface undergoes thorough cleaning using appropriate methods for your specific roofing material, which may include:

• Pressure washing to remove dirt, debris, and loose material
• Treatment of biological growth such as algae or mold
• Removal of surface oxidation on metal roofing
• Preparation of existing coatings for proper adhesion

After cleaning, the roofing team addresses all identified deficiencies, which can include seam repairs using appropriate reinforcement materials, flashing repairs around roof penetrations, edges, and transitions, replacement of damaged or saturated insulation, and reinforcement of weak areas with fabric and liquid flashing materials. This repair phase resolves existing problems before the protective coating system is applied, ensuring that current issues won’t compromise the restoration’s effectiveness.

3. Application of Advanced Coating Systems

The core of the restoration process involves applying specialized coatings engineered for commercial roofing applications. Depending on your specific roofing system, appropriate primers may be applied to ensure optimal adhesion of the main coating system. The final coat provides:

• UV protection to prevent premature deterioration
• Waterproofing to prevent moisture intrusion
• Cold-weather flexibility to withstand winter’s freezing temperatures
• Chemical resistance against environmental contaminants

Application techniques vary based on the coating system and roof configuration, but generally involve airless sprayers for efficient coverage, rollers for detail work and smaller areas, and brushes for intricate flashings and penetrations. Each coating layer is allowed appropriate curing time before subsequent layers are applied, ensuring proper chemical bonding and performance.

4. Quality Control and Final Inspection

Before project completion, rigorous quality assurance measures ensure the restoration meets all specifications:

• Thickness testing to verify proper material application
• Adhesion testing to confirm proper bonding to the substrate
• Visual inspection of all details, penetrations, and transitions
• Verification of complete coverage and consistent application
• Documentation of completed work with photographs

Upon successful completion of quality control measures, a final walkthrough with the building owner or facility manager provides an opportunity to review the completed work and address any questions or concerns. Finally, the restoration team provides thorough documentation of the completed work. 

Why Detroit Businesses Trust Silicoat Roofing for Roof Restoration

We specialize in commercial roof restoration using industry-leading materials and techniques. Our silicone roof coatings provide a seamless, weatherproof membrane that extends your roof’s lifespan and boosts energy efficiency.

What Sets Us Apart?

✔ 20-Year Leak-Free Warranty
✔ Fast, Non-Disruptive Installation
✔ Energy-Efficient Cool Roof Technology
✔ Free Commercial Roof Assessments

“Many commercial property owners don’t realize they can restore their roof at a fraction of the cost of a replacement. Our advanced coatings seal leaks, prevent further damage, and save money in the long run.” – Rick Dodaj, Founder of Silicoat Roofing.

Frequently Asked Questions About Commercial Roof Restoration

1. How long does a roof restoration take?

Most projects are completed within a few days, depending on roof size and weather conditions.

2. Is roof restoration covered by insurance?

Insurance may cover restoration if the damage is due to storms or other covered events. Our team can assist with claims.

3. What types of commercial roofs can be restored?

Flat, metal, TPO, EPDM, and asphalt roofs can all benefit from restoration, provided they are structurally sound.

4. How often should I maintain a restored roof?

Routine inspections and minor touch-ups every 2-3 years can keep your roof in optimal condition.

Maximize Your Roof Restoration Investment

Don’t wait until leaks or energy inefficiency force you into emergency decisions. Proactive roof restoration provides significant cost savings while extending your commercial roof’s useful life.

Silicoat Roofing offers free, comprehensive roof assessments to help you understand your options. Contact us today to schedule your free commercial roof assessment and discover how roof restoration can protect your building while preserving your maintenance budget.

About the Author

Rick Dodaj is the founder and CEO of Silicoat Roofing, specializing in commercial roofing solutions that protect businesses and their investments. With extensive experience in commercial roofing, Rick leads a team dedicated to providing cost-effective, long-lasting roofing solutions. Connect with him on LinkedIn to learn more about commercial roof maintenance and protection strategies.