Your flat or metal roof is leaking, aging, and a full tear-off quote just landed on your desk. There is a better way. SprayTight restores commercial and industrial roofs across Michigan with seamless, fully adhered coating systems — stopping leaks, reflecting heat, and adding decades of service life for a fraction of replacement cost, with zero disruption to the business below.
Coat It. Don’t Tear It Off.
A commercial re-roof means demolition crews, dumpsters, landfill fees, weeks of noise and an exposed building. A roof coating system eliminates almost all of it. We repair problem areas, then spray a monolithic, watertight membrane directly over your existing metal, EPDM, BUR or modified bitumen roof. No tear-off. No downtime. Most projects are finished in a day or two.
With 25+ years in business and over 1 million square feet of foam and coatings applied, SprayTight has restored roofs for clients like Costco, Consumers Energy, CEMEX and the City of Midland — and our work has been featured on HGTV. As SPFA members using proven Gaco and Enverge products, we spec the right system for your building, not a one-size-fits-all pitch.
Need more than a coating? Our full SPF polyurethane roofing systems add insulation value on top of waterproofing.
Roof Types We Restore
Metal Roofs
Seals fastener back-out, seam leaks and surface rust on standing seam and corrugated metal — without replacing panels.
EPDM & Rubber
Renews weathered single-ply membranes, locking down seams and flashings that have started to let water in.
Built-Up & Modified Bitumen
Encapsulates aging BUR and mod-bit roofs in a seamless membrane that resists ponding water and UV.
Aged SPF Roofs
Existing spray foam roofs get cleaned, repaired and re-coated to restart their service life — the renewable cycle working as designed.
Reflective Topcoats
Bright, UV-stable topcoats reflect solar heat, cutting air-conditioning load and utility costs every summer.
Michigan-Tough
Flexible membranes that ride out freeze-thaw cycles, ice and severe weather without cracking or delaminating.
The Business Case for Roof Restoration
Facility managers choose coatings because the numbers work:
- No tear-off costs — skip demolition labor, disposal and landfill fees entirely
- No business interruption — low noise, low VOCs, operations continue below
- Leaks stopped for good — one seamless membrane with 100% adhesion, no fasteners, no seams
- Energy savings — reflective topcoat reduces cooling load year after year
- Renewable — re-coat every 10+ years instead of ever replacing the roof again
- Sustainable — keeps old roofing out of landfills; coating formulas can qualify for LEED
For the toughest exposures — ponding water, chemical fallout, heavy foot traffic — we also offer industrial polyurea coatings and spray polyurea waterproofing with a 30–40 year service life.
Recent Commercial Roofing Projects
Frequently Asked Questions
How much does a roof coating cost compared to a tear-off?
A coating system goes directly over your existing roof, so you skip demolition, dumpsters, landfill fees and most of the labor of a full replacement. Many commercial clients see the system amortize in the first year versus over the lifetime of a new roof. Every project starts with a free on-site assessment and a firm quote.
Which existing roofs can be coated?
We restore metal roofs, EPDM rubber, built-up (BUR), modified bitumen and aged SPF roofs. After a core check and adhesion evaluation, we repair problem areas, then spray a seamless, fully adhered membrane over the entire surface.
Will my business have to shut down during the work?
No. Roof coating installation is low-noise and low-odor, and most projects take only a day or two. Your staff keeps working below while our crew works above — no tenants relocated, no production lines stopped.
How long will a coated roof last?
A properly installed coating system protects for decades. When the topcoat eventually weathers, we simply clean and re-coat — a renewable maintenance cycle that can extend your roof’s life indefinitely without ever tearing it off.
Do reflective roof coatings really cut energy costs?
Yes. The highly reflective topcoat bounces solar heat away from the building, keeping cool air in and hot air out. Facility managers see reduced air-conditioning run-time and lower utility bills year after year.
Commercial Roof Rejuvenation — Restore Instead of Replace
Facility managers searching for commercial roof rejuvenation in Royal Oak, Southfield, Canton or anywhere in Metro Detroit are describing exactly what a fluid-applied coating system does: it rejuvenates a structurally sound roof that has simply run out of membrane life. Instead of demolition, the existing roof becomes the substrate. We power-wash, repair seams and penetrations, then spray a seamless elastomeric membrane over the whole field — and the clock on your roof starts over.
Rejuvenation makes sense when the deck is dry and solid, leaks are at seams and penetrations rather than everywhere, and the insulation below has not been saturated. Our free assessment tells you honestly which side of that line your roof is on — if a roof is too far gone to coat, we say so, because a coating over a wet roof fails and takes our name with it.
- Renewable: a coated roof can be recoated every 10–15 years — you may never tear off again
- Tax treatment: coatings are typically classed as maintenance, not capital improvement — ask your accountant what that does for this year’s books
- No business interruption: tenants and production lines keep running underneath
- Cool-roof topcoats reflect solar heat and cut summer cooling loads
Coating Systems by Roof Type — and What They Typically Cost
Every roof is priced after a walk-through, but these are the typical Michigan ranges our commercial clients see. Compare any line to full tear-off and replacement, which commonly runs $8–$15+ per square foot before you count business disruption.
| Roof type | What we do | Typical range |
|---|---|---|
| Metal roof coating | Rust treatment, fastener and seam sealing, then a silicone or urethane system over the panels. Stops the leak-at-every-screw problem permanently. | $3–$6 / sq ft |
| EPDM & rubber roofs | Seam reinforcement and a full-field coating that bonds to aged EPDM — the recover that avoids ballast removal and tear-off. | $3–$6 / sq ft |
| Built-up & modified bitumen | Repair blisters and splits, then coat. Ideal for older flat roofs with multiple patched generations on them. | $3.50–$6.50 / sq ft |
| Spray foam roof + coating | New SPF over the existing roof adds R-value and slope-to-drain, finished with a protective coating. The full renewal. | $6–$9 / sq ft |
Prices vary with roof condition, height, access and detail work — the free assessment turns these ranges into a firm number for your building.
Where We Coat Commercial Roofs in Michigan
Crews run out of Columbiaville and cover the whole southeast Michigan industrial belt daily — Royal Oak, Southfield, Canton, Brighton, Novi, Troy and the corridors in between. We keep dedicated pages for the cities where we do the most flat-roof work:
Macomb • Warren • Sterling Heights • Pontiac • Detroit • Livonia • Auburn Hills • Farmington • Wixom • River Rouge
Not on the list? The coating rigs are fully mobile — we coat roofs across Michigan and travel nationwide for commercial and industrial projects. Multi-site portfolio? One call covers every building. See the service area or just ask.