Commercial Roof Restoration: A Smarter Alternative to Re-Roofing

For commercial building owners and facility managers, aging roofs present a constant challenge. Traditional roof replacement can be disruptive and expensive, especially across a large property portfolio. Commercial roof restoration offers a cost-effective alternative—extending roof life, minimizing downtime, and reducing environmental impact.

Roof restoration is rapidly becoming the preferred solution for managing flat roofs and low-slope roofing systems. By preserving the existing roof structure and addressing only the areas that need repair, restoration avoids the high costs and waste associated with full tear-offs. With the right products and partners, building owners can achieve performance comparable to a new roof—without the full replacement cost.

Understanding the Restoration Process

Unlike a tear-off or recover, roof restoration involves inspecting, repairing, and resealing the existing surface. Localized issues—like leaks, punctures, failing seams, and deteriorated flashings—are identified and addressed. After repairs, a silicone, acrylic, or urethane coating is applied across the roof to form a seamless, waterproof layer.

This process restores roof performance and adds years of service life. Many restoration systems come with warranties of up to 25 years, offering long-term protection with significantly lower material and labor costs compared to a full re-roof.

Cost Savings with Commercial Roof Restoration

When evaluating roofing options, cost is often the deciding factor. Restoration consistently delivers savings over recovering or full replacement strategies:

• Acrylic roof coatings range from $3 to $5 per square foot
• Silicone roof coatings typically range from $5 to $7 per square foot
• Recover systems with new membranes can cost $9 to $11 per square foot
• Full roof tear-offs may exceed $12 to $18 per square foot

Restoration lowers material costs while eliminating landfill fees, jobsite equipment setup, and extended construction schedules. The larger the building, the greater the potential savings.

Environmental Benefits of Sustainable Roof Restoration

Commercial roof restoration plays a significant role in reducing the environmental footprint of building operations. Restoring an existing roof system can divert up to 20 tons of debris from landfills for every 100,000 square feet of roof area. This eliminates the need for multiple truckloads of waste removal and the emissions associated with disposal.

Restoration also lowers greenhouse gas emissions. Coatings used in roof restoration—such as silicone and acrylic—require less energy to manufacture than new roofing membranes. They also produce fewer emissions during installation.

In addition to manufacturing advantages, many restoration systems qualify as cool roofs, which reflect more sunlight and absorb less heat. According to the U.S. Department of Energy, cool roofs can help lower rooftop temperatures, reduce cooling loads, and cut utility costs—particularly in warm climates. Cool roofs also reduce the heat island effect in urban areas. In fact, the EPA’s Heat Island Reduction Program highlights cool roofing as a key strategy in mitigating temperature rise in developed areas.

Unlike full replacement projects, restoration is completed with minimal disruption. There’s no demolition, no interior exposure, and no need to pause daily operations. For hospitals, schools, distribution centers, and office buildings, the ability to maintain business continuity is critical.

Managing Roof Portfolios with Predictable Results

For organizations managing multiple properties, commercial roof restoration offers a scalable, repeatable solution that supports capital planning needs. Partnering with a manufacturer like Henry® allows building owners to develop a consistent, proactive roofing program. Services include:

• Infrared moisture scans and full-roof condition assessments
• Photo-verified reports with deficiency mapping and grading
• Budgeting and capital expenditure planning
• Prioritization tools for scheduling restorations across properties
• Access to a certified contractor network for reliable installation

A partnership with Henry helps building owners turn roofing into a manageable capital expense rather than an unexpected operational cost. Additionally, in many states, restoration costs can be fully deducted in the year the work is performed, unlike a membrane re-roof, which must be depreciated over several years.

Compatible Roof Types and Systems

Henry commercial roof restoration systems are designed for compatibility with a wide range of substrates, including:

• Single-ply membranes (TPO, EPDM, PVC)
• Modified bitumen and built-up roofs (BUR)
• Metal roofing systems
• Spray polyurethane foam (SPF) roofs
• Concrete decks
• Roofs with existing acrylic, silicone, or urethane coatings

Each project begins with an on-site evaluation to confirm substrate condition, assess moisture levels, and perform adhesion testing to ensure long-term performance.

Long-Term Warranties and Renewable Protection

Henry offers restoration systems with warranty terms of 10, 15, 20, and 25 years—comparable to warranties on new roofing systems. These warranties are backed by factory-trained, authorized contractors and a national support network. At the end of the warranty term, the roof can be cleaned, repaired, and re-coated, allowing building owners to repeat the restoration cycle and continue extending roof life indefinitely.

Real-World Results from Large-Scale Projects

Commercial roof restoration has been successfully implemented across varied facility types and geographic regions. The New Orleans Ernest N. Morial Convention Center, for example, restored over 41 acres of roof using Henry systems. The project achieved full waterproofing while reducing costs, avoiding tenant disruption, and eliminating hundreds of tons of landfill waste.

Similar outcomes are replicable across other large-scale or multi-site facilities, including universities, hospitals, retail properties, and municipal buildings.

When Full Replacement Is Necessary

Not all roofs are candidates for restoration. Systems that are structurally compromised or heavily saturated may still require a full replacement. A detailed inspection—including infrared scanning and core sampling—can determine whether restoration is feasible. If not, Henry offers a full range of roofing and waterproofing systems to support re-cover or replacement options.

Start with a Roof Evaluation

Commercial roof restoration is a smart, scalable way to extend the life of your roof assets, reduce costs, and improve sustainability. The first step is understanding your current roof conditions.

Henry offers complimentary roof evaluations that include a condition report, photo documentation, moisture analysis, and tailored recommendations. These assessments help facility managers and property owners prioritize restoration opportunities and plan future capital improvements.

Contact Henry today to start a discussion about the best roofing option for your next project.