A failing flat roof does not always need to be torn off. If the deck is sound and the insulation is dry, a coating can restore it and extend its service life. LA Roof Kings applies silicone roof coating that Los Angeles building owners use to seal aging membranes, stop leaks, and cut cooling loads across our commercial roofing work.
We are a family-owned contractor with more than 20 years of experience. We will tell you straight whether a coating is the right answer for your roof or just buying time
Silicone is a liquid-applied membrane. It goes down over your existing roof, cures into one seamless waterproof layer, and covers every seam, fastener, and flashing detail in the process. There are no laps to fail, because there are no laps.
Silicone holds up in two conditions that break other coatings. It resists ponding water, so it survives the low spots that never fully drain. And it does not chalk or break down quickly under constant UV exposure, which matters on a roof that gets full sun year-round.
Most low-slope systems take silicone well.
What silicone cannot do is fix a roof that is already gone. If the insulation is saturated or the deck is compromised, coating over it just traps the water. In that case, commercial roof replacement is the honest answer, and we will say so rather than sell you a coating that fails in two years.
Acrylic is cheaper and easier to apply, but it thins out under standing water and needs recoating sooner. On a roof with real ponding, acrylic is the wrong call.
Elastomeric is a broad category that includes both. What matters is the base chemistry. Silicone stays flexible, resists ponding, and holds its reflectivity longer. It costs more up front, and it is slicker when wet, which is a real trade-off on a roof with heavy service traffic.
Neither one is universally better. We look at the ponding, the traffic, and how long you plan to hold the building, then recommend one.
California Title 24 sets cool roof requirements on many low-slope commercial projects. A white silicone roof coating Los Angeles projects specify carries high solar reflectance, which helps a roof meet those requirements without a tear-off. The same reflectivity lowers surface temperature, which takes the load off the HVAC units sitting on top of it.
We will confirm exactly what your project needs before we quote. Not every building triggers the same requirement.
You get a real inspection first. We go up, document what we find, and show you the photos. Then you get a written scope detailing the coating system, the mil thickness, and the prep work. Start with a free roof inspection.
Russ, the owner, is on the job sites. We hold California Contractor License #600662, and we have been on Los Angeles County roofs for more than 20 years. Every job comes with a written warranty.
If your flat roof is leaking and you are not ready to replace it, a silicone roof coating inspection in Los Angeles is the place to start. If the roof is too far gone, we will tell you. If a commercial roof waterproofing approach or a commercial roof maintenance plan is the better fit, we will tell you that too.
Silicone roof coating is a liquid-applied membrane sprayed or rolled onto an existing low-slope roof. It cures into a single seamless layer that seals seams, fasteners, and flashings. It is used to restore an aging roof rather than replace it, and it is also called a silicone roof restoration system.
Yes, when the leaks come from the membrane surface, open seams, or failed flashing details. It will not fix a leak caused by a wet insulation layer or a failing deck. That is why we inspect and repair before we coat. A coating over a saturated roof traps the water instead of stopping it.
Yes. Once cured, silicone forms a fully waterproof membrane with no seams. It also handles ponding water better than acrylic or asphalt-based coatings, which is why it works well on flat roofs with low spots that never fully drain.
It depends on the mil thickness applied, the condition of the roof underneath, and how much traffic the roof takes. A properly prepped and correctly applied silicone coating can be recoated at the end of its service life rather than torn off, which is one of its biggest advantages. We give you a realistic expectation after we inspect your roof.
Yes, but it gets slippery when wet or dusty. On roofs with regular HVAC service access, we add walk pads or a granulated surface along the routes crews use.
It depends on the substrate. Some membranes take silicone directly. Others, especially aged single-ply and rusted metal, need a primer for proper adhesion. We run an adhesion test rather than assume either way.
