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Metal Roof Spray Seal Coat
Posted on 4/8/26 at 7:21 am
Posted on 4/8/26 at 7:21 am
Anyone has experience with doing a spray sealant coat on a residential metal roof? I'm looking into changing my fasteners then putting a sealant coat on it. Reason is due to the roof being 20+ years old and starting to have some small leaks. I have roughly 4,000sqft under roof
Pros/Cons? Company Recommendations?
Pros/Cons? Company Recommendations?
5
Posted on 4/8/26 at 7:40 am to 225tigahhh
Tracking.
Mine is 30 years old. Heavy gauge R panel, so I really dont want to change it out ($$$$) over a couple leaking screws.
We did the cool seal thing on a buddies camp and it worked well, but he only kept it ~ 5 years after that so no idea how long it ended up lasting.
Mine is 30 years old. Heavy gauge R panel, so I really dont want to change it out ($$$$) over a couple leaking screws.
We did the cool seal thing on a buddies camp and it worked well, but he only kept it ~ 5 years after that so no idea how long it ended up lasting.
Posted on 4/8/26 at 7:40 am to 225tigahhh
the standard coating is called “cool-seal” and it does work if done correctly but it is temporary and can only be done once. Have your fasteners ever been replaced before?
I would suggest doing that first…go up a size on the screws and make sure to do a full inspection while up there. Any soft spots or rotted areas are not going to be fixed with the coating, just covered up. 20 years well maintained is about half the lifespan of a metal roof, the fastener replacement might fix it without the coating
The downside of cool seal is it makes it much harder to replace the roof down the road, and could be an issue when you go to sell the house
I would suggest doing that first…go up a size on the screws and make sure to do a full inspection while up there. Any soft spots or rotted areas are not going to be fixed with the coating, just covered up. 20 years well maintained is about half the lifespan of a metal roof, the fastener replacement might fix it without the coating
The downside of cool seal is it makes it much harder to replace the roof down the road, and could be an issue when you go to sell the house
This post was edited on 4/8/26 at 7:43 am
Posted on 4/8/26 at 8:19 am to cgrand
The fasteners have been replaced before by the previous owner. According to a local roofing company, i have one more fastener replacement we can do on this roof then we will be at max screw size. The quote i received for a full fastener replacement from these guys was roughly 6k.
I'm getting some more quotes because i think that price is steep.
I'm getting some more quotes because i think that price is steep.
Posted on 4/8/26 at 1:30 pm to 225tigahhh
Yes twice is all you get on replacing screws. One thing you can do is spray each screw head with a shot of clear flex seal from the spray can. Just make sure it’s not silicone based (some are, some aren’t). Remember that unless you have pinholes or corroded sheets, the only way water can intrude is thru the screw holes so a cool seal coating over the whole roof is kind of a waste. While they are up there check all the flashing and trim as well. Do not use silicone sealant
Before I spent the money on a coating I think I’d just replace the roof
Before I spent the money on a coating I think I’d just replace the roof
Posted on 4/8/26 at 3:09 pm to 225tigahhh
Rick at Premier Service Team.
Posted on 4/8/26 at 6:00 pm to 225tigahhh
(no message)
This post was edited on 4/9/26 at 12:11 pm
Posted on 4/8/26 at 6:15 pm to 225tigahhh
Best to just have the screws changed out with a bigger size.
Posted on 4/8/26 at 7:43 pm to cgrand
Ive dipped them in 3M 5200 before screwing them in before. Those will certainly never leak
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