How Much Does Roof Coating Cost in 2025?

Roof Coating Cost Factors

Several factors will influence the final cost to coat or seal your roof, such as the type of coating used, the type of roof you have, and the brand of product you choose. Here’s an overview of key factors in determining roofing costs.

Coating Type

How much you'll pay for your roof cost depends on which material your contractor uses. Silicone is among the most common and most affordable, while EPDM is the most expensive but creates a seamless, durable roof. Coating a roof is substantially less expensive than the cost of replacing a roof, so it's a good option if your roof is in moderately good shape. 

Silicone

Of all the roof coatings, silicone provides excellent durability and long-lasting weatherproofing for an installed price between $1.50 and $4.50 per square foot. It's sold as a full roof coating that often doesn't require a primer. It is used as the covering for spray polyurethane foam (SPF) roofing systems.

Bitumen

Bitumen costs $0.85 to $1.50 per square foot (not including installation labor) and is an asphalt-based sealant used around flashing, skylights, and chimneys on asphalt roofs. It's not used as a complete roof coating and is not often used on any complete roofing membranes besides a built-up roof or modified bitumen roofing.

Polyurea (Polyurethane)

A relatively new roof coating, polyurea (also called polyurethane), requires a primer and two coats and costs $1.50 to $4 per square foot, including the labor to apply it. It has the best insulating properties of all roof coatings. It's also the most durable and suitable for high-traffic areas.

Acrylic

Acrylic is the least expensive option at $0.15 to $0.80 per square foot before labor and the most popular elastomeric coating. However, it has a higher failure rate than any other type and will need a new coat every 10 years, if not sooner. It’s excellent for DIY applications and short-term coating and sealing needs.

EPDM 

EPDM or synthetic rubber roofing sheet costs $3 to $11 per square foot, installed. It's a good option for flat, low-slope roofs but does require professional installation, as it leaks through seams if care is not taken. However, it provides a tough, durable, seamless roof covering over smaller areas when applied in a single sheet.

Liquid Rubber

Liquid EPDM, also known as liquid rubber, creates a monolithic roofing system, unlike EPDM sheets, which create seams. Use liquid rubber on almost any roofing type with the right primer. It’s generally thicker than other types of roofing and costs about twice as much at $1.50 to $2.50 per square foot. However, it often only needs a single coat.

Roof Type

Your roof type impacts the best choice of material and the complexity of the installation, both of which directly impact cost. 

Flat Roof

Flat roof coatings will cost between $1 to $4 per square foot, including materials and labor. This means the cost of sealing a flat roof will likely cost somewhere between $500 and $2,000. This price is for a coating over a pre-existing roof system, such as a rubber membrane or metal roof.

Pitched or Sloped Roofs

Most pitched roofs are asphalt shingles or tile, where complete coatings are not recommended. In general, sealing a pitched roof costs 35% to 50% more in labor costs because of the safety precautions needed. However, there are some exceptions and considerations when dealing with a pitched roof.

• Metal: Metal and aluminum roofs benefit from an elastomeric coating for corrosion resistance or just to extend the life of the roof. You'll usually pay an additional $0.50 to $4 per square foot since the coatings must be applied in multiple thin layers. This is still less costly than the price of a new metal roof.

• Asphalt Roll: For small leaks, tears, and other minor roof repairs, costs for elastomeric bitumen sealants run between $15 to $20 per gallon or about $6 to $10 per 10-ounce tube. Use repair fabric in conjunction with these sealants. Fabrics will cost about $10 for a 25-square-foot roll.

• Asphalt Shingle: Bitumen or elastomeric sealants are used only around flashing, vents, and skylights. Using complete coatings on asphalt shingles is a short-term fix and may actually do more harm than good. Repairing or replacing your damaged asphalt shingles is the long-term solution—this costs $100 to $300 for 25 new shingles. You’ll have to replace any underlayment and damaged roof sheathing as well. Considering that installing a new asphalt roof costs an average of $9,900 and a new tile roof costs an average of $17,500, the price of repairing asphalt shingles as a solution is well worth the investment.

Mobile Home Roofs

Applying a coating to a mobile home roof costs between $0.50 and $4.50 per square foot, including installation. The most common options for mobile home roof coatings are acrylic and liquid rubber. If a new coating won't fix the problem, replacing a mobile home roof costs $1,500 to $5,000 and may be the only solution.

Roof Material

There are a few considerations to take into account that depend on the type of roof you currently have. Whatever type you have, be sure to seek advice from a qualified specialist who works specifically with the material. Not all roofing contractors work on all types. Concrete tile and wood shingle sealing aren’t generally essential, for example, so you’ll have to ask a roof repair pro for a quote if you need special water-repellant acrylics or fungicide coatings.

Polyurethane Foam Roof Coating (SPF)

Polyurethane foam roofs are one the best options for flat roofs. Part of a polyurethane foam roof is the topcoat, usually a silicone membrane. You'll probably want to recoat or seal your silicone roof with another coat of silicone for $2 to $6 per square foot, including labor. Verify your roof’s coating type; various coatings do not always adhere to each other.

Metal & Aluminum Coating

For a pitched metal roof, expect to spend between $0.50 to $4 per square foot on labor and materials. Metal roofs are for flat, low slope, and pitched roofs. You can apply almost any type of coating to a metal roof. Depending on the pitch of the roof, the coats are applied in thinner layers. It may need more than two coats and increase application time.

Asphalt Shingle

Bitumen, at $1 to $2.50 per square foot, is used around flashing and other areas surrounding the asphalt. You can use it to temporarily fix broken or leaking asphalt shingles if you’re not yet ready to take on roof replacement costs, but you should never need to apply a full coating to any asphalt-shingled roof. Be sure to repair and replace all damaged shingles and underlayments mechanically. 

Concrete Tile

A lot of debate surrounds sealing concrete or clay-tiled roofs. Concrete is a porous material, but the roof’s pitch, in conjunction with the overlaid arrangement, keeps water out. You can apply some sealants to concrete tile, which is generally only needed if your concrete roof is prone to moss growing on it. But even then, it’s often more economical to occasionally pay roof cleaning costs instead. 

Wood Shingle

Wood shingles almost never need any type of sealant. When wood leaks, you'll need to find the cause and mechanically fix the leak. Sealants can harm wood shingle and shake. If you have a wood roof, speak with a qualified, licensed wood roofing specialist for any repairs you need.

Brand

Common brands found in the U.S. at hardware and home improvement retail stores present a cheap solution for the competent DIYer. Your contractor is likely purchasing directly from a manufacturer from Roof Coatings Manufacturers Associated. Here are a few of the common retail brands:

• Gaco: $0.60–$1.40 per square foot. They make a wide range of 100% silicone, acrylic, polyurethane, epoxy, and spray foam products for waterproofing and insulation of your home.

• Henry: $0.15–$0.40 per square foot. Henry makes acrylic and asphalt emulsion coatings and sealants. Manufacture full roofing systems, adhesives, and spray foam insulation.

• Black Jack: $0.20–$1 per square foot. Makes elastomeric siliconized coatings at a bargain price for a quick DIY job. Make asphalt sealant for sealing cracks, valleys, flashing, and chimneys for about $15 per gallon.

• Liquid Rubber: $1.20–$2.50 per square foot. Makes 100% liquid EPDM products for thick applications. Make caulks and fabrics used in EPDM applications.

• Lanco: $0.50–$1.50 per square foot. Makes a fully siliconized acrylic-based roof coating for waterproofing and heat reduction. It has one of the longer acrylic warranties available at 15 years.

• Ames: $0.30-$1.50 per square foot. Makes commercial-grade acrylic and liquid rubber products for waterproofing roofing and decking.

Resealing a Flat Roof

A complete tear-off and replacement of a flat roof can cost anywhere from $2,500 to more than $9,000. Resealing your current roof can extend its life and avoid replacement, saving you money in the process. How often you need to do this will vary depending on the type, brand, coating thickness, and climate.

For example, a cheap acrylic may need work every 10 years. High-end silicones often come with 25- or even 50-year warranties. Though polyurea has only been around for about 30 years, manufacturers often claim this type of sealant to be the longest-lasting.

Fluctuations in temperature cause expansion and contraction, including humidity levels and UV rays wearing on your roof. The best way to know how often you'll need to reseal is to talk to your roofing contractor. Ask them what type of roof to use for your climate and how often you'll need to reseal.

Other Roof Coating Cost Factors

Aside from the type of roof and the type of coating you choose, several other factors impact the cost to seal a roof, ranging from labor costs to mechanical roof repair costs.

Ongoing Maintenance

A key part of making roof sealing worth the money is to keep up with regular maintenance. The first (and most important) step in maintaining a newly sealed roof is to get routine inspections. Roof inspections cost between $125 and $370, and you’re recommended to get the roof inspected twice a year. This lets you catch problems early on, such as normal wear and tear or small leaks.

Roof preparation for installing a coating includes cleaning. Primers and sealants won’t adhere properly to a roof with dirt or debris. Without proper adhesion, the roof will fail and require replacement.

Most sealants suggest power washing your roof prior to application. It will only cost $170 to $270 and assures full adhesion. Also, sealants aren’t a substitute for mechanical repair; repair holes, gaps, and cracks first. Roof repair costs between $150 and $1,000. A licensed roofing contractor will include this in their bid. 

Labor

Labor costs make up a significant portion of the project price, with handypeople charging $50 to $80 per hour for smaller jobs that don’t require permits and roofers charging minimum service fees of $150 to $300 to even show up to your home. On average, it costs $0.50 to $3.00 per square foot for labor alone. 

Other Repairs

You may need other repairs and prep treatments to get your roof ready to be resealed, increasing the price. In addition to roof inspections (which cost about $150 to $350), you’ll need to think about some other repair tasks and related expenses, including:

• Cost of cooling and reflective coatings: $0.50–$4.50 per square foot

• Cost of roof cleaning: $250–$600

• Cost of roof leak repairs: $150–$1,000

• Cost to clean gutters: $110–$185

• Cost to repair gutters: $195–$635

• Cost to power wash a roof: $170–$270

• Cost of roofing permits: $150–$500

• Cost of old material removal and disposal: $1–$3 per square foot

Reasons to Coat a Roof

Whether adding a coat when installing a new roof or just recoating an old one, there are several reasons it could be a good idea, including: 

• Cost

• Waterproofing

• Heat reflection

• Extending roof life

• Flame and chemical resistance

Waterproofing

All types of sealants listed in this article make the claim of waterproofing—even going so far as to claim a year-round ability to withstand ponding water. Silicone and polyurea tend to withstand ponding better than other types of sealants. However, the best type will depend on your current roof and climate. Discuss options with your contractor.

Cool Roof Coating for Reflecting Heat

Coating a roof with white helps reflect solar radiation, reducing cooling costs by reducing indoor air temperature by as much as 20+ degrees Fahrenheit. Acrylic, silicone, polyurea, and EPDM all come in white. However, silicone tends to lose its reflective abilities faster than other types of roofing.

If you are sealing a pre-existing roofing membrane, you may only need one coat. This can increase costs by an average of $0.50 to $1.50 per square foot.

Extend Roof Life

All the listed coatings claim to extend a roof's life. However, silicone and polyurea tend to do it better than any others, but you'll spend twice as much. Sealing a weathered roof, especially in harsh climates, can extend the life of your roof by 10 to 20 years.

If you're on a tight budget, coating an existing weathered roof may cost $0.50 to $3 less per square foot than a complete tear-off and replacement. Code allows no more than two layers of roofing at any given time. However, coating a roof is often allowed over these two layers. Additionally, some materials, like liquid EPDM and silicone, can end up costing more than just removing and replacing the current roofing system. To save money and extend roof life, use elastomeric acrylics. They tend to be an inexpensive—though short-term—solution for tight budgets.

Flame Resistance

Prices vary for fire-resistant products depending on the type and manufacturer. Flame resistance with a UL Class A rating is often required by code for all roof assemblies. Have a roof inspector determine if you need a flame-resistant product and if so, which one they would recommend.

Resist Corrosion

This is a priority for homes with metal roofing near saltwater. However, you have options. Silicone, acrylic, liquid EPDM, and polyuria are all highly corrosion-resistant.

Does Roof Coating Increase Home Value?

Coating a roof can indirectly increase the value of your home, depending on the state of your roof before coating it and on the type of coating you apply. If your old roof is in bad shape, recoating it will help solve some of the issues it has, which will, at the very least, prevent your roof from lowering the value of your home. Also, you can increase your home’s appeal by installing white roof coatings, which reflect heat and UV rays from the sun, helping to reduce energy usage in the home. Because of the lower energy usage, utility bills should be lower, which will increase the home’s value.

Budgeting for Coating Your Roof

Coating a roof can get expensive—here are a few ways to tackle this project cost-effectively, keeping prices as low as possible without compromising on quality.

• Book your roof coating during the winter season if possible, taking advantage of off-season pricing.

• Make sure you keep up with regular roof maintenance, including repairs and routine roof inspections.

• Opt for more inexpensive coating materials (such as acrylic or silicone) unless you absolutely need a more protective option.

• Make the investment in repairs to your roof’s underlayment to ensure the money you spend on coating isn’t wasted.

• Carefully compare the features and price points of different coating brands to find the right balance for your needs.

How HomeAdvisor Gets Its Cost Data

No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. We surveyed thousands of real customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.