How Much Does Roof Coating Cost in 2025?

This article was updated using automation technology and thoroughly reviewed for accuracy by HomeAdvisor Editor Ryan Noonan.

Sealing your roof not only extends its life but also protects your home from leaks and structural issues. On average, sealing a roof costs $1,438, but it could cost anywhere from $150 and $5,700. Roof coatings add an extra layer of waterproofing, increase fire resistance, and reflect heat to reduce cooling costs. Whether for residential or commercial properties, applying a roof coating is a cost-effective way to enhance durability and efficiency. For the best results, consider hiring a professional roofing contractor.

Average Roof Coating Costs

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 are some important project costs to budget for:

• Cost of roofing permits: $100–$500

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

• Cost of roof inspections: $125–$370

• Cost of labor: $50–$80 per hour

Type of Roof Coating

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

Silicone roof coating offers excellent durability and long-lasting weatherproofing at an installed cost of $1.50 to $2.50 per square foot. Often sold as a complete roof coating, it doesn't require a primer, saving you time and money. Silicone is commonly used as a top layer for spray polyurethane foam (SPF) roofing systems, enhancing protection and extending roof life.

Bitumen

Bitumen costs $1.25 to $2.50 per square foot (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 $2.00 to $5.00 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

Costing between $0.65 and $1.75 per square foot installed, acrylic roof coating is an affordable and popular elastomeric option. It's ideal for homeowners seeking a budget-friendly solution for roof sealing. While acrylic coatings may require reapplication every 10 years or sooner, they're excellent for DIY projects and short-term 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 thicker than other types of roofing and costs about twice as much at $1.75 to $3.50 per square foot installed. However, it often only needs a single coat.

Cost by 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 $0.75 and $5 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. Sealing a pitched or sloped roof costs 35% to 50% more in labor, falling around $1 to $5 per square foot. 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 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.

Cost by 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 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 of the best options for flat roofs. Part of a polyurethane foam roof is the topcoat, often 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 and Aluminum Coating

For a pitched metal roof, expect to spend between $1.50 to $3 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.

Labor Cost

Labor costs are a major factor in the overall roof coating project. Roofing contractors charge minimum service fees ranging from $150 to $300 and hourly rates between $50 and $80 per hour. On average, labor costs account for $0.50 to $3.00 per square foot. Rates depend on your region and the availability of qualified professionals in your area.

Additional Cost Factors

There are more items to budget for when getting a roof coating, including ongoing maintenance, resealing, and add-ons. 

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.

Resealing Your Roof

Regularly resealing your roof is essential to maintain its protection. The frequency depends on factors like the coating type, climate, and roof conditions. Acrylic coatings might need reapplication every 10 years, while high-end silicones can last 25 years or more. Seasonal elements—temperature changes, humidity, UV exposure—can impact the coating's lifespan. Consult with a roofing professional to determine the optimal resealing schedule for your roof.

Cost of Common Project Add-Ons

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: $300–$625

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

• Cost to clean gutters: $120–$250

• Cost to repair gutters: $200–$600

• Cost of roofing permits: $100–$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.

Heat Reflection

Applying a white roof coating reflects solar radiation, which can lower indoor temperatures by over 20 degrees Fahrenheit and reduce cooling costs. Options like acrylic, silicone, polyurea, and EPDM are available in white, providing energy-saving benefits. Keep in mind that while silicone coatings are effective, they may lose reflective properties faster than other types.

Additionally, installing white roof coatings can improve your home's appeal and energy efficiency. By reflecting heat and UV rays from the sun, these coatings help to reduce energy usage in the home, leading to lower utility bills and potentially increasing your home's value.

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.

By recoating an existing roof, especially if it's in bad shape, you can address some of its issues, preventing your roof from lowering the value of your home. Maintaining a roof in good condition not only protects your home but can also indirectly increase its market value.

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.

Budgeting for Coating Your Roof

While roof coating is a valuable investment, there are ways to manage costs without compromising quality. Consider these strategies to keep your project budget-friendly:

• 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.