Roof coating in Lancaster County, PA

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Lancaster County has more working roofs per square mile than almost anywhere else we go. Not fancy roofs. Working ones: machine sheds, produce packing buildings, feed operations, and the long rows of distribution warehouses that have filled in along US-222 and Route 30. Nearly all of them are flat or low-slope, and nearly all of them will get the same sales pitch when they start leaking: tear it off, start over.

We make the other pitch. Clean the roof, fix the details, reinforce every seam, and seal the whole thing under two coats of Mule-Hide 100% silicone. It costs 30 to 50 percent of what a replacement costs, the building never opens up, and the warranty runs 10, 15, or 20 years depending on the thickness we spec.

Farm buildings and light industrial: our kind of roofs

Agricultural buildings are sound structures. They were built to work, not to impress, and their owners think the same way about maintenance money. That suits us. A silicone restoration is the highest-leverage maintenance dollar you can put into a flat roof, and on a farm ledger it is often treated as a maintenance expense, deductible in the year incurred, rather than a capital improvement. Confirm that with your tax advisor, but it changes the math for a lot of the operations we talk to.

The substrates out here are a mix. Low-slope metal on shops and sheds, modified bitumen and built-up roofing on older packing and processing buildings, EPDM and TPO on the newer warehouses. We coat all of them. Metal gets its rusting fasteners and lap seams sealed. Mod-bit and BUR can take our reflective aluminum coating or a full silicone system. And an aged rubber roof gets the same treatment we give every commercial roof coating job: wash, repair, reinforce, two coats, wet-mil readings logged the whole way.

The warehouse corridor

The distribution buildings along US-222 and Route 30 are a different animal from the farms, but the roof problem is the same one at larger scale. Big single-story footprints, membrane roofs installed when the building went up, and a replacement quote that reads like a second mortgage. On a 20,000 square foot roof, the gap between $5 per square foot for a coating and $14 per square foot for a tear-off is real money. The white silicone finish also reflects up to 88% of solar energy, which drops rooftop temperatures by 50 degrees or more and takes load off the cooling equipment below.

Where we go in Lancaster County

The whole county. We keep a page for Lancaster city, where the older commercial blocks have their own set of roof problems, and we regularly quote work in Ephrata, Lititz, Columbia, Elizabethtown, and Manheim. If you are farther out in the townships, that is fine too. US-222 puts most of the county within an easy run from our base in Chester County, and we cover the rest of the region from the same shop; see the full service area for neighboring counties.

How a job goes

• One of the owners (Keith, Brian, or Jason) walks the roof and tells you straight whether it is a coating candidate. The inspection is free and we never sell a coating over a roof that needs to come off.
• Power wash, then repairs: open seams, blisters, failing flashings, anything that needs attention before coating.
• Polyester fabric embedded in silicone at every seam, penetration, flashing, and parapet transition.
• Two coats of 100% silicone to manufacturer mil spec, readings logged for the warranty file.
• Final walk-through with you, then the Mule-Hide warranty gets registered in your name.

The finished roof stands up to ponding water, stays flexible through the freeze cycles, and when it finally wears down years from now, you wash it and recoat it. No second tear-off, ever.

Questions we get in Lancaster County