Coated flat roof
Roof system

Roof Coatings In Los Angeles And Orange County

Fluid-applied coatings give you a seamless new surface over a roof that still has a sound deck. No tear-off, no landfill, and no disruption below, anywhere in Los Angeles or Orange County.

What it is

A Liquid Membrane Rolled Or Sprayed Over An Existing Roof.

A roof coating is a fluid-applied membrane that goes down as a liquid over a prepared existing roof. It cures into one continuous, seamless waterproof surface, bonded to what's already there instead of replacing it.

It suits flat and low-slope roofs across Los Angeles and Orange County whose deck and insulation are still dry but whose surface has weathered out: aged modified bitumen, built-up roofs, single-ply that's chalked, and metal roofs with fastener and seam leaks. The deciding factor is always moisture. A coating applied over a saturated roof just seals the water in.

Because there's no tear-off, the work happens entirely on top of the existing roof. No debris chutes, no dumpsters, no exposed deck, and no disruption to whatever is going on inside. That's why coatings are often the right answer for buildings that can't afford to stop operating.

At a glance
Best for
Flat/low-slope with a dry deck
Service life
10 to 20 years, renewable
Tear-off
None, applied over existing
Prerequisite
Moisture survey must be clear
Sub-types

Two Chemistries, Different Strengths.

Silicone

The best choice for ponding water, since it doesn't soften or break down when water sits on it. Highly UV-stable and highly reflective.

Elastomeric

Highly elongating coatings that stretch and recover with thermal movement, bridging hairline cracks and moving seams.

Reinforced coating systems
Reinforced systems

Any of the above with polyester fabric embedded at seams, curbs, and penetrations, exactly where unreinforced coatings tend to fail.

How it performs

What A Coating Gives You.

⟳

A renewable roof, not a disposable one

How: A coating can be recoated at the end of its service life right over the existing coating, with just a wash and prime in between.

Which means the next renewal costs less than the first one did, and the roof never ends up in a landfill.

☀

Real reflectivity

How: White coatings reflect most solar radiation instead of absorbing it into the deck below.

Which means a measurably cooler building, a lower cooling load, and a straightforward path to Title 24 cool-roof compliance in California.

◷

No tear-off, no disruption

How: All the work happens on the roof surface itself. No demolition, no debris, no exposed deck.

Which means whatever's happening under that roof, from tenants to inventory to equipment, keeps happening while we work.

How it works

Preparation Is Ninety Percent Of A Coating.

Coatings fail for one of two reasons: they went down over trapped moisture, or the details were never reinforced. Both are prep problems, not product problems, and both are preventable.

Moisture survey
We test the roof before quoting anything. Any wet insulation gets cut out and replaced, since coating over it seals the water in permanently.
Cleaning
Power wash and, where needed, chemical clean to remove chalk, grease, and biological growth so the coating can actually bond.
Repairs
Open seams, blisters, and splits are cut, dried, and patched before anything gets applied.
Primer
A primer matched to the existing substrate. The wrong primer, or none at all, is the most common reason coatings peel.
Reinforcement
Polyester fabric embedded in coating at every seam, curb, drain, and penetration.
Field coats
Two coats applied at the manufacturer's specified wet-mil thickness, checked as we go. Thickness is what determines the warranty term.

Applied at spec thickness by certified crews, coating systems carry manufacturer warranties of 10 to 20 years, renewable by recoating, plus our own workmanship warranty on every project across Los Angeles and Orange County.

The process

Three Steps… That's It.

STEP 01

Get a free quote

We survey for trapped moisture and tell you plainly whether your roof is a good coating candidate or not.

STEP 02

We handle it

Wet insulation replaced, roof cleaned, details reinforced, then two coats applied at measured thickness.

STEP 03

A renewed, reflective roof

A seamless, warrantied surface, a cooler building, and a roof you can recoat instead of replace.

Before roof coating
After roof coating
A project using this system

A Silicone Restoration That Saved A Tear-Off.

★★★★★
“The survey showed the deck was sound. Silicone instead of replacement, and a fresh 20-year warranty.”
Grace L. · Carson

Questions About This System.

Square footage, the chemistry you choose, the mil thickness required for your warranty term, and how much prep the roof needs. Wet insulation replacement and heavy detail work at curbs and penetrations move the price more than the coating itself.

Ten to twenty years depending on chemistry and thickness. The real advantage is renewal. At the end of the term, the roof gets washed and recoated instead of torn off, and that second cycle on a roof in Los Angeles or Orange County costs far less than the first.

No, and we'll tell you when the answer is no. If the moisture survey finds saturated insulation, coating traps that water and accelerates deck rot. That roof needs a tear-off instead, and we'll quote it that way.

If the deck is dry, replacement means paying to remove and landfill a roof that's still doing its job structurally. A coating typically costs a fraction of replacement, adds years of warrantied life, and doesn't disrupt anyone inside the building.

Most roofs across Los Angeles and Orange County are a few days to a week depending on size and prep. Silicone and acrylic both need dry weather and a cure window, so we schedule around the forecast.

See All FAQs Or email myroof@bajaroofing.com
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Get A Free Quote.

The moisture survey comes first. We'll tell you honestly whether coating is the right call for your roof in Los Angeles or Orange County.

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