As a Dunmore metal roof coating contractor, we test every old seam repair on a warehouse roof and keep only what still holds before coating.
Dunmore metal roof coating jobs often start on warehouse roofs that carry years of seam repairs: caulk over caulk, mastic smeared across laps, and tape that has curled at the edges. Some of those patches still grip the steel. Others only look attached.
We find out which is which before any new coating depends on them.
Patched seams create their own set of problems. These are the ones we sort out first.
Rigid caulk was used on laps that move with every temperature swing, so it split along the seam.
Cracked caulk is cut out, the lap is cleaned, and a flexible sealant or tape that matches the coating goes in.
Asphalt mastic was spread over rust or dirt and never gripped the panel underneath.
Loose mastic is scraped off, rust is brushed and primed, and the lap is resealed with a compatible product.
Water is entering at a fastener or lap next to the old repair, which was never the real source.
We trace stains inside to the roof above and fix the actual entry point before the area is coated.
Each new leak got another layer, and the stack now traps water between coats.
The stack is removed to firm material so the coating sits on one clean, attached surface.
Fasteners were buried under mastic years ago, so nobody has seen whether they are still tight.
Mastic is removed around each fastener line so screws can be checked, replaced if loose, and sealed properly.
Coating a Dunmore warehouse roof after the seams are sorted out turns scattered patches into one surface.
Firm old repairs and new sealant end up under one continuous coating instead of a patchwork. Later inspections then check one surface instead of dozens of separate repairs.
Coating goes on section by section, so loading doors under the work area can keep running. Truck traffic shifts to finished bays as the work moves across the roof.
Primed laps and sealed screws keep water off the steel where warehouse roofs rust first. Laps that leaked for years finally get a matched, flexible seal.
A white finish reflects summer sun that bare steel absorbs over stored goods. Stored goods near the roof deck stay cooler through July and August.
Dunmore warehouse roofs usually fall into one of these coating paths.
Through-fastened warehouse roofs get screws sealed, laps rebuilt where patches failed, and two coats over the field. Bays are scheduled around the dock calendar.
Low-slope sections that hold water at the end laps take silicone after the outlets are cleared. Outlets are cleared before any coating goes on.
Coating plans at about $2.50 to $4.00 per square foot against about $5 to $8 to replace, and patch removal adds labor. Patch removal is listed as its own line.
Shops, offices, and storage buildings with metal roofs get the same seam testing as larger warehouses. Smaller roofs often finish in a few working days.
Call us about the seams that keep getting repaired. We will check which patches still hold before quoting a coating.
On patched roofs, the inspection and seam work take as much care as the coating itself.
We map every old repair, pull-test sealant and mastic, and line up stains inside with the laps above them. Each repair gets a note in the written scope.
Loose patch material comes off, rust is primed, and laps are resealed with products that match the coating. Products are matched to the coating maker guidance.
Fasteners near the old repairs are tightened or replaced, since many patch failures started at a screw. Washers are replaced along with any worn screws.
The field is coated bay by bay around dock schedules, with extra material across each rebuilt lap. Wet-film readings confirm thickness as each bay is finished.
Besides Dunmore, we coat roofs in four nearby towns. Somewhere else? Call us or send us a message.
Up-valley buildings where moisture under the panels gets checked first.
Shops and plants with fans, vents, and curbs to flash.
Equipment roofs where attachment and old finishes decide the plan.
Peeling coatings traced to the cause before recoating.
Answers for Dunmore building owners.
Some can stay. We check bond and movement at each repaired seam, look at the metal beside it, and remove incompatible or loose material. A repair stays only when it is still attached and suits the new system.
Firm repairs are cleaned and primed so the new coating bonds to them the same way it bonds to bare steel.
We do. Dunmore is one of the five towns we cover from Scranton, and the inspection, repair, and coating steps are the same as on any roof we take on.
Inspections are booked like any other job in our area, and the written scope lists each seam that needs work.
Seam work drives it most on patched roofs. The planning range runs about $2.50 to $4.00 per square foot, and removing stacked patches, priming laps, and access around docks move a roof within it.
A roof with only a few patched laps sits lower in the range than one with stacked repairs on every seam.
Late spring through early fall gives the dry, mild days most coatings need. Seam repairs can happen earlier, as long as the surface is dry when sealant goes on. Cold-weather seam work uses sealants rated for low temperatures, applied only to dry, frost-free laps.
Yes. We coat in sections and keep work away from the doors in use, moving across the roof as each bay is finished. Each bay is marked off during coating, and wet sections are kept clear of foot traffic until they cure.
It varies roof to roof. Rigid caulk and mastic spread over rust almost always come off, while tape and sealant that pass a pull test can stay.
The inspection report shows each lap and what happens to it, so the scope is clear before work starts.
Get a ballpark range for your Dunmore roof, or call to have the old seam repairs tested.
