How Much Does Roof Coating or Sealing Cost?

Roof coating and sealing can help preserve the life of your roof and patch up problem areas that could lead to leaks or structural issues. Since no two projects are alike, most contractors don't offer flat rates or one-size-fits-all pricing structures for this type of job. For an average-sized roof, the total cost for roof coating and sealing falls between $1,000 and $2,500 for materials and professional application.

Roof Coating Cost Factors

The costs of roof coating can vary greatly, and ultimately, it comes down to what condition your roof is in, the type of coating you choose, and your roof’s material. If extensive work is needed, you choose a high-end coating like polyurea, or you have a particularly steep or difficult roof to work on, contractors may charge extra per square foot.

Size

On average, you should expect to pay between $0.65 to $5 per square foot for your roof coating project. 

Roof Condition

Natural wear and tear can deteriorate your roof over time, and the condition of your current roof can affect the price of your roof coating. If extensive prep work is needed to get your roof in good shape for coating, contractors may charge you more per square foot. Prep can include the following:

• Power washing so primers and sealants adhere fully, which costs $400 on average

• Mechanical repair of holes, gaps, and cracks, which costs an $750 on average

• Removal and disposal of old roofing, which costs $0.50 to $2.50 per square foot

Keep in mind, recoating an older roof in an effort to prolong its life is actually a money-saving investment. The cost of a new roof replacement is around $5,500 to $14,000 on average.

Materials

Roof coating materials range from $0.15 to $2.50 per square foot. Acrylic coating is the most affordable (even the best kinds cost under a dollar per square foot). Liquid rubber and high-end polyurea (which requires two coats) will cost $2 to $2.50 per square foot.

Application

Local roof sealing professionals typically charge between $50 and $80 per hour when installing or repairing a roof. However, the final cost of a new roof may vary. 

Installation costs range between $0.25 and $3.00 per square foot. Polyurea is the most expensive ($2 to $3 per square foot) because it requires two coats.

Labor

Roof sealing pros may charge anywhere from $0.50 to $3 per square foot for labor depending on the size and height of your roof and the application method. Difficult working conditions, such as a particularly steep or sloped roof, may increase costs. Labor costs include the application of your sealant and any prep work required.

How Much Does Coating Cost by Roof Type?

Long-lasting roof materials could cost more to add sealant to, while recoating a flat roof isn't as inexpensive as you might think.

Asphalt Roofs

Asphalt roofs cost and average of $1,000 to $2,500 for materials and application. 

Homes with lots of objects on top or with vulnerable areas—like chimneys, skylights, and flashing—may require the application of bitumen, an asphalt-based sealant, which could drive up the price. Bitumen costs between $0.75 and $1.50 per square foot.

Metal Roofs

Elastomeric coatings are needed for metal roofs to prevent corrosion and preserve their life. You might pay an additional $1 to $2 per square foot for these materials.

Flat Roof

Recoating a flat roof can actually cost more in some cases, depending on the coating material you choose. Higher-end coats like polyurea could cost as much as $5 per square foot to purchase and apply.

Steep or Sloped

If your home has more than just the roofing essentials on it, such as skylights or abnormally steep grades, you may have to pay extra per square foot for your recoating job.

How Much Does It Cost to Coat a Roof Yourself?

In theory, you could cut the price of your project in half if you just paid for materials and took care of the labor. Most roofing professionals charge about the same amount per square foot for materials, then again for application.

However, hiring a professional is well worth the cost (and highly advised) when it comes to roof coating. Their knowledge and risk assessment skills ensure your roof stays protected and no one gets injured in the process. Ask your roofer if they specialize in coatings and if they can show you examples of their work. It’s also wise to ask for references.

Licensed and insured roofing companies also protect you as the homeowner in the event that someone is injured on your property. Take note of warning signs your roof needs replacement to mitigate repairs needed in the future, like curling shingles and saggy spots.

DIY vs. Pro

If you’re a highly experienced DIYer with the right tools, you may be able to seal a roof yourself and save about half the total cost of the project. If you know how to properly seal a roof and you have the necessary tools and experience, DIY roof coating will cost you $50 to $150 for basic supplies and another $125 to $275 for each 5-gallon bucket of sealing material needed.

However, roofing work can be highly dangerous, and improper sealing can cause extensive water damage to your home’s structure. DIY work may also void your homeowner’s insurance and cause you to fail your roof inspection if you ever sell your home. With all that in mind, most homeowners should only rely on pros to do this type of work, even if it means increased costs.