Leaks, rust, granule loss, ponding water. As soon as these symptoms show up on a commercial or industrial roof, the conversation almost always drifts toward replacement.
The reflex is understandable. It’s also rarely based on a measurement.
In most of the cases we see in the field, what failed isn’t the structure. It’s aging surface materials, lost watertightness at seams, fasteners and penetrations, or localized leaks. The deck and structural framing are, in many cases, still sound.
So the useful question isn’t “should we replace it?” It’s “what, specifically, does or doesn’t rule this roof out for restoration?”
Low-slope roofs: the 20% threshold
On a low-slope roof, the most decisive factor is how much water is trapped in the roof system.
Water that gets through the membrane doesn’t drop straight down. It travels laterally through the insulation, sometimes for dozens of feet, before finding its way through the deck. The stain you see inside says nothing about the true extent of the problem, and often nothing about where the water is actually getting in.
What decides is often the percentage of wet insulation.
Below roughly 20% wet insulation, restoration is often the most cost-effective option. The wet sections of insulation are replaced locally, then the restoration system integrates with the existing roof, now cleaned up and back in sound condition, to renew its watertightness.
Above that, the amount of insulation and materials to replace erodes the economic advantage of restoration. Some set the threshold at 30%. We generally hold it at 20%, but every roof is a case of its own, and the percentage of wet insulation is only one of the criteria. A thorough inspection backed by moisture surveys, such as infrared thermography, moisture probing or core cuts, measures the true extent of the damage, assesses the condition of the membrane and structure, and determines whether restoration or replacement is the better investment for the owner.
This measurement has a practical consequence few owners anticipate: a roof at 15% wet insulation today can cross the restoration threshold in a single winter, with no new symptoms showing up inside. The window of opportunity closes quietly.
Metal roofs: the structure decides
On metal, the criterion is different, and generally easier to assess.
The first thing to check is structural integrity. Purlins, framing and fasteners must be sound, with no sagging or deformation. The restoration system renews the roof’s watertightness, but it doesn’t reinforce a weakened structure.
A metal roof has thousands of potential leak points: every seam, every lap, every fastener, every flashing, every penetration. They’re all the same age and go through the same cycles of freezing, thermal movement and wind. When one point fails, the others follow quickly. That’s why spot-repairing only the visible leaks doesn’t solve anything.
Appearance alone doesn’t rule out a metal roof. Panels with surface rust, fading, damage or a worn finish are almost always treatable. Holes and damaged panels can generally be repaired or replaced before application. What truly rules a roof out is a compromised structure, or damage so extensive that the preliminary repairs cancel out the economic advantage of restoration.
It’s not paint
It’s the most persistent misconception in the industry.
A restoration coating isn’t a coat of paint. It’s a multi-product waterproofing system in which each product has a specific function and a defined application rate.
On a low-slope roof, cleaning is one of the most critical steps for adhesion. Using IG0115 cleaner, the applicator prepares the surface and sets up how well everything that follows will bond. On asphalt and bitumen, IG1015 primer blocks the oils that would otherwise bleed through the silicone. IG8500, a 100% silicone sealant, then reinforces seams, flashings, drains and ponding areas, where the membrane works hardest. Finally, IG8000 coating covers the entire surface. This high-performance silicone, with 97% solids and 250% elongation, cures rather than dries: it doesn’t shrink, doesn’t crack in the cold and doesn’t re-emulsify under ponding water.
On metal, the logic is the same with two products. IG5500 sealant goes on every seam, fastener, flashing and penetration. Made from SBS synthetic rubber, it provides 600% elongation at the most exposed points. IG0637 aluminum elastomeric coating then covers the entire surface. Its SBS polymers allow it to stretch and recover under building movement and the rapid temperature swings of Canadian winters, and it stays flexible even on light-gauge metal. Its aluminum pigments reflect sunlight and block UV, which lowers the building’s interior temperature.
Warranties are measured in gallons
On the same roof, with exactly the same product, two applicators can come in very far apart on price. Several factors explain it: crew experience, application equipment, efficiency on site. But the biggest gap often comes from the thickness applied, and therefore the length of the warranty.
Most owners choose the minimum thickness, which qualifies for a 10-year warranty at the lowest cost. That’s a perfectly sound choice. Owners who plan to keep the building long term can opt for a thicker application, with a warranty of up to 20 years on a low-slope roof.
The takeaway is simple: a quote that doesn’t state the application rate doesn’t state the warranty. That’s the question to ask before comparing two prices. At the same application rate, a lower price isn’t a red flag: it often reflects a better-equipped or more efficient crew. What matters is comparing equivalent quotes and making sure the thickness applied matches the warranty promised.
The cost gap, and what’s behind it
Restoring a roof can cost up to 75% less than replacing it.
The gap comes largely from everything that doesn’t happen: no tear-off, no dumpsters, no new materials to manufacture and haul, no demolition waste. The job is short enough that the building stays in operation, which eliminates the biggest indirect cost for a commercial owner.
The manufacturer’s warranty certificate is also transferable: it stays with the building if you sell.
When restoration isn’t the answer
About 8 out of 10 roofs assessed by our certified applicators qualify for restoration. The rest are turned down, and that’s what makes everything else credible.
A coating applied to a roof that wasn’t a good candidate means a poor result, a disappointed client and a reputation that takes the hit, for the brand and the applicator alike.
In the cases described above, whether it’s a compromised structure, excessively wet insulation or damage that’s too extensive, restoration is neither the right technical solution nor the right investment, and claiming otherwise would be false.
Ordering or specifying our products
Technical data sheets and safety data sheets for the entire product line are available. They can be included with a permit application or a project specification.
Products can be ordered through our online store or by the pallet. Applicators get dedicated pricing and technical support on application conditions, surface preparation and eligibility assessment.