Scott's Addition II Project

Henrico, VA

Project Request: The 45,000 square foot warehouse building had a black EPDM membrane roof system that was at the end of its useful life. The building owner needed a new roof but was hoping to avoid doing a full roof replacement. However, he didn’t just want to do roof repairs because he was considering installing solar panels at a future date. He needed a roof system that would last at least 20 years and have a manufacturer’s labor and material warranty.

Project Details

We priced both a full roof replacement with a new TPO membrane and an alternative roof system which included a Lucas silicone roof coating on top of the existing roof system. The silicone coating would be a full roof system with a 20 year NDL (No Dollar Limit) warranty and it cost half the price of the full roof replacement. After an Infrared scan of the roof was completed by IR Analyzers, a third party roof consultant, it was determined that only a small percentage of the roof was holding moisture, so it was a “No Brainer” to go with the silicone coating.

The first step was to cut out and repair the roof areas that failed and were holding moisture. We cut out the EPDM and ISO board insulation beneath, installed new Iso board insulation and fully adhered the new EPDM membrane in those locations. We used a moisture meter to verify all the water logged iso insulation was removed.
Next, we gave the entire roof surface a thorough cleaning by spraying #115 Universal Wash by Lucas on the roof membrane at a rate of 1 gallon per 100 square feet. It was allowed to sit for 15-20 minutes before pressure washing the area so all the dirt and any grease was removed from the roof.

In the flashing stage, we applied Tietex reinforcement fabric and 2 layers of Lucas #8000 silicone to all the ponding areas on the roof. Then, Lucas 8500 mastic was applied to all the EPDM seams, curbs, and roof penetrations.
Finally, the Lucas white 8000 Silicone was coated on the roof at a rate of 2.5 gallons per 100 square feet to provide the correct thickness that allows for the 20 year NDL warranty. Since the HVAC units were on the roof, we sprinkled loose dark gray EPDM granules into wet silicone. Once it dried, it provided a terrific and durable travel path and work area for the HVAC crews during maintenance visits.

Final Results

This building now has a 20 year roof solution backed by a manufacturer’s 20 year labor and material warranty for half the price of a new TPO membrane roof. The white color will reflect the sun’s energy and allow for the tenant to pay less in utility bills. Last and certainly not least, silicone coating is considered roof maintenance and not a roof replacement, so the owner can follow the requirements for expensing this cost as maintenance rather than a depreciating capital expense. Of course, any owner should consult their tax professional for verification.

Scott's Addition II Project

Henrico, VA

Project Details

Final Results

Before & After

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