Service for Columbus commercial properties
We pull a minimum of one core per 10,000 square feet of roof area, plus additional cores at any ponding locations, drain perimeters, or areas with visible surface distress. A core sample tells us the membrane type and condition, the number of existing layers, the insulation type and approximate R-value, and whether the insulation is wet. That data drives the proposal.
For Columbus commercial roofs, the most common disqualifying finding is saturated polyisocyanurate (polyiso) insulation under an EPDM membrane. EPDM membranes that are 20 or more years old in the Columbus market frequently have lap separations that are not visible from the surface but have allowed water entry over multiple freeze-thaw seasons. The insulation below those laps absorbs moisture and holds it. A coating over that assembly will not dry it out — it will seal the moisture in.
We pull a minimum of one core per 10,000 square feet of roof area, plus additional cores at any ponding locations, drain perimeters, or areas with visible surface distress. A core sample tells us the membrane type and condition, the number of existing layers, the insulation type and approximate R-value, and whether the insulation is wet. That data drives the proposal.
For Columbus commercial roofs, the most common disqualifying finding is saturated polyisocyanurate (polyiso) insulation under an EPDM membrane. EPDM membranes that are 20 or more years old in the Columbus market frequently have lap separations that are not visible from the surface but have allowed water entry over multiple freeze-thaw seasons. The insulation below those laps absorbs moisture and holds it. A coating over that assembly will not dry it out — it will seal the moisture in.
Service decisions are tied to leak history, roof age, membrane condition, drainage, tenant sensitivity, access, and the capital plan behind the property.
The next step is a repair scope, replacement budget, coating review, maintenance schedule, bid package, moisture survey, or immediate leak response plan.
Questions
The only reliable way to determine qualification is a core sample assessment. Visual inspection from the surface cannot identify wet insulation under an intact-appearing membrane. We pull cores at no charge as part of our coating assessment process. The assessment typically takes two to four hours on a standard commercial roof, and we provide the written findings within 48 hours. If the roof does not qualify for coating, we say so and explain what would be required for a proper repair or replacement scope.
Manufacturer warranties on commercial coating systems run 10 to 15 years for properly applied silicone and acrylic systems. Columbus's freeze-thaw cycle is harder on coatings than warmer climates — the elasticity of the coating must accommodate thermal movement across a range from -5°F to 95°F ambient temperature. Silicone coatings maintain elasticity across this range better than acrylic, which is why we specify silicone on Columbus roofs with any ponding tendency.
On a qualifying roof, a coating system typically costs 30 to 50 percent of a full tear-off and replacement. The cost comparison only holds if the roof genuinely qualifies — a coating on wet insulation adds cost without extending service life. We provide both a coating option and a replacement option in our condition reports when either is viable, with projected cost ranges and service life estimates for each. That gives building owners and their capital planning teams the data to make a defensible decision.
Share the building address, roof history, current concern, timing, and access constraints. We will give you a practical next step for inspection, repair, maintenance, coating, or replacement planning.
Contact Commercial Roofers of Columbus