Full Tear-Off & Replacement
- $10–$18 / sq ft typical
- Days to weeks of disruption to your tenants and operations
- Tons of old roof to the landfill
- Building exposed during the work
- Major capital expenditure
Family-Owned · Chester County, PA · Serving SE Pennsylvania
Restore your flat roof.
Don’t replace it.
Manufacturer-engineered silicone roof coating systems that extend the life of EPDM, TPO, modified bitumen, and metal roofs by 10–20 years, for a fraction of the cost of a tear-off.
- 25+ yrsTrade Experience
- Mule-HideSilicone System
- 10–20 yrManufacturer Warranty
- 30–50%Cost vs. Replacement
- Dual MasterPainter & Roofer
The choice every facility manager faces
A failing flat roof doesn’t mean you need a new one.
If your EPDM, TPO, modified bitumen, or metal roof is leaking, ponding, or just past its prime, you have two real options. Most contractors only sell you one.
Silicone Roof Restoration
- $3–$7 / sq ft typical (30–50% the cost)
- Most jobs done in days, not weeks. Building stays open
- Existing roof stays in place; zero tear-off waste
- Watertight monolithic seal, UV-stable, ponding-water rated
- Maintenance expense (often deductible in the year incurred*)
*Confirm with your tax advisor. Restoration is frequently treated as repair vs. capital improvement.
Real jobs. Real roofs. Drag to compare.
Before & after.
Aged EPDM → Mule-Hide Silicone
Reading, PA. Existing 18-year-old EPDM cleaned, seams reinforced with polyester fabric, and finished with two coats of 100% silicone. Result: a seamless, reflective, fully warranted roof system, without touching the substrate underneath.
Weathered Mod-Bit → Reflective Aluminum Coating
Power-washed, seams reinforced, and finished with a reflective aluminum coating. Service life extended, interior cooling load dropped, and the existing roof stays right where it is.
The product
The Mule-Hide 100% Silicone System.
We install one system, and we install it well: the Mule-Hide silicone roof coating system, a manufacturer-warranted restoration product proven for 30+ years on commercial, industrial, and residential flat roofs.
01
Monolithic & seamless
One continuous membrane. No seams, no laps, no fasteners to fail. Where water used to find a way in, there’s nothing for it to find.
02
Ponding-water rated
Unlike acrylics or asphalt-based coatings, 100% silicone holds up to permanent ponding water without degrading. Critical for the dead-flat roofs common in SE PA.
03
Reflective & cool
Bright white finish reflects up to 88% of solar energy, dropping rooftop temps by 50°F+ and reducing summer cooling load on the floors below.
04
10–20 year warranty
Backed by Mule-Hide / ABC Supply. Material and workmanship covered. Recoatable indefinitely. You never have to tear it off.
05
Compatible with everything
EPDM, TPO, PVC, modified bitumen, BUR (gravel removed), spray foam, and metal. If it’s a flat or low-slope roof, there’s a Mule-Hide system for it.
06
Class A fire rated
Meets the highest UL fire-resistance classification, the same standard required for new commercial roof assemblies.
Every project. Every time.
How a Smith Roof Coatings restoration goes.
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Step 01On-site inspection & honest assessment
Free, no-obligation visit. One of the owners walks your roof, photographs every detail, takes core samples if needed, and tells you straight: is this a coating candidate, or do you need replacement? Our lead estimator Keith is a master roofer. We will not sell you a coating over a roof that needs to come off.
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Step 02Deep clean & substrate prep
Power wash the entire surface with manufacturer-approved cleaners. Strip all dirt, biological growth, and chalking. The coating is only as good as what it bonds to. This step is non-negotiable.
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Step 03Repairs, flashings & details
Open seams, blisters, splits, failing flashings, and penetrations are all addressed before any coating goes down. Anything that needs a licensed roofer is subbed to one of our trusted partners. You don’t deal with two contractors.
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Step 04Seam & transition reinforcement
Every seam, every parapet wall transition, every penetration gets polyester fabric embedded in silicone: a reinforced bridge that out-lives the field of the roof itself.
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Step 05Two-coat silicone application
Base coat applied to manufacturer-spec mil thickness. Cured. Top coat applied perpendicular for full coverage. Wet-mil readings logged through the entire job, documented for warranty.
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Step 06Final walk & warranty registration
You walk the roof with us. If access isn’t practical, we film the finished roof and walk you through it on video. Either way, we hit every corner, every penetration, every flashing. When you’re satisfied, the warranty is registered and the documentation is yours forever.
Why Smith Roof Coatings
The person quoting the job is the person doing the job.
Most roof coating quotes you get in SE PA come from a salesperson who has never held a hammer and roller. Yours will come from one of the owners (Keith, Brian, or Jason Smith). The guy who’ll be on your roof, the guy whose phone you’ll call in five years.
- Family-owned. Three Smiths, one standard. Keith, Brian, and Jason Smith: brothers and cousins working as one crew. Same name on the website, the contract, and the warranty. You always know exactly who you’re dealing with.
- Master painter & master roofer in-house. Dual-trade licensing is rare in this niche. Competitors are either painters guessing at substrate, or roofers guessing at coatings. Our lead, Keith Smith, holds both master credentials. We aren’t guessing at either.
- Direct-to-owner pricing. No project managers. No sales commissions. No office overhead. The savings go into the bid, not the lobby of a corporate office.
- One product, done right. I install one system, Mule-Hide 100% silicone, and I install it the way the manufacturer wants it installed. No shortcuts, no off-label products, no warranty surprises.
- Documented & warranted. Every job: photos, mil-thickness logs, manufacturer warranty registration. If something ever goes wrong, the paperwork is airtight.
Where we work
Southeastern Pennsylvania.
Based in Chester County. Coating commercial, industrial, and residential flat roofs across the SE PA region: the I-76, I-476, I-78, I-95, and US-222 corridors.
- ChesterHQ
- Delaware
- Montgomery
- Bucks
- Berks
- Lancaster
- Lebanon
- Schuylkill
- Philadelphia
Outside this footprint? Get in touch. Large commercial projects in adjacent counties are considered case-by-case.
Common questions
Things facility managers ask us.
Is my roof actually a candidate for coating?
Most flat / low-slope roofs in fair-to-good structural condition can be restored. The substrate matters less than the condition: if the deck is sound, drainage works, and the existing membrane isn’t saturated with water, you’re probably a candidate. If you’re not, we’ll tell you on the spot, before we waste each other’s time. We never sell a coating over a roof that needs to come off.
How long does a silicone restoration last?
Mule-Hide warranties run 10, 15, or 20 years depending on mil-thickness specified. Real-world service life often exceeds the warranty. And critically: silicone is recoatable forever. When the coating eventually wears down, you wash and recoat. You never tear off.
Will it stop my leaks?
If the leaks are coming from the field of the roof, seams, flashings, penetrations, or parapet transitions, yes. In the prep phase the leak itself is repaired, and any area holding moisture is removed, dried, and treated before any coating goes down. You can’t seal silicone over a wet substrate. If the leaks are from a structural failure (rotted deck, failed insulation), we’ll tell you that’s a roofer’s job and bring one in.
What does a typical job cost?
Most of our projects fall between $5,000 and $40,000, in the $3–$7 per square foot range depending on substrate condition, mil thickness, warranty length, and detail complexity. We give you a fixed-price written quote after the on-site inspection. No “up-to” ranges, no surprise change orders.
How long will the work take?
Most single-building commercial coatings (5,000–30,000 sq ft) finish in 3–7 working days weather permitting. Cleaning, repairs, and two coats need full cure between phases. Your building stays open and operational throughout. We work around tenants, not against them.
Are you licensed and insured?
Yes. PA Home Improvement Contractor (HICPA) registered, fully insured for general liability, and workers’ compensation in compliance with Pennsylvania law. Certificates available on request before contract.
Do you do residential too?
Yes. Flat and low-slope residential roofs (porches, additions, dormers, full flat-roof homes) are absolutely in our wheelhouse. Pitched shingle roofs are not what we do; we’ll refer you to a trusted roofer if that’s what you need.
What about exterior painting?
Keith is a master painter as well, and Smith Roof Coatings does take on select exterior painting projects when scheduling allows. Reach out and ask. Our specialty and our focus is roof restoration.
No pressure. No salesperson. Just an honest read on your roof.
Get your free roof assessment.
Tell us a little about the building. We’ll come out, walk the roof, and give you a written quote, or tell you straight if a coating isn’t the right call.
Got it.
Thanks. Your request is in.
We’ll be in touch within 1 business day to schedule the on-site walk-through. Need us sooner? Call or text (570) 230-4222.