If the structure and decking are sound, resurfacing can add years to a roof for a fraction of the cost of tear-off. Depending on the roof, that means a silicone or acrylic restoration coating on a flat or metal roof, refinishing and re-fastening an older metal roof, or a code-compliant re-cover over an existing low-slope membrane.
This service is part of our roof repair in Charleston, SC. Homeowners who need it often ask about a free roof inspection with photos, insurance claim documentation or 24/7 emergency roof tarping at the same time, so we price and plan them together.
Resurfacing options
- Restoration coatings for flat, low-slope and metal roofs: seams reinforced, then a reflective silicone or acrylic membrane applied
- Metal roof refinishing: rust treated, fasteners replaced with gasketed screws, seams sealed and the roof recoated
- Low-slope re-cover: a new membrane installed over an existing roof with a cover board, where code and the existing layers allow
- Shingle overlay: possible in some cases, but on the coast we usually recommend tear-off (see below)
When resurfacing is a good idea, and when it isn't
Resurfacing works when the existing roof is dry, the deck is solid and there's only one existing layer. It's a poor choice over wet insulation, rotted decking or a roof already layered once. For asphalt shingles near the coast, a full tear-off lets us inspect the decking, re-nail it to current wind requirements and install proper underlayment, which an overlay skips. We'll tell you which category your roof falls in.
Reflective coatings and Charleston summers
White and light-colored coatings reflect a large share of summer sun, which can lower attic and top-floor temperatures on flat and low-slope roofs. That's especially useful on downtown flat roofs and commercial buildings with rooftop HVAC.
Areas we serve
Roof Resurfacing & Re-Covering is available for homes in Downtown Charleston, West Ashley, James Island, Mount Pleasant, North Charleston, Daniel Island, Johns Island, Folly Beach, Sullivan's Island, Isle of Palms and Hanahan.
Frequently asked questions
Is roof resurfacing the same as roof replacement?
No. Resurfacing restores or covers the existing roof. Replacement removes the old roof down to the deck and installs a new system.
How long does a roof coating last?
Typically 10 to 20 years depending on the product and thickness applied, and many systems can be recoated again later.
Can you resurface an asphalt shingle roof?
Shingle coatings exist, but they rarely make sense on a worn shingle roof. In most Charleston cases replacement is the better long-term value.
Related roof repair
All roof repairEmergency Roof RepairStorm & Hurricane DamageRoof Leak RepairRoof InspectionInsurance Claim Help