ROOF COATINGS
Roof Coatings in Los Angeles That Stop Leaks and Beat the Heat
Waterproof, reflective, liquid-applied roof coatings that seal leaks and extend roof life without the cost and disruption of full replacement. Family-owned since 1929.
We respond within 24 hours - usually the same day.
Seal, Reflect, and Extend Your Roof's Life for a Fraction of Replacement
A roof coating is a seamless, liquid-applied membrane rolled or sprayed over your existing roof. It provides roof waterproofing across the surface, seals the small cracks and seams where leaks start, and, in reflective "cool roof" formulations, bounces solar heat away instead of soaking it into the building.
For flat and low-slope roofs common on LA homes, apartment buildings, and commercial properties, a coating can add years of service life at a fraction of what tear-off and replacement costs. There is no demolition, no dumpsters, and no days of an open roof over your head.
Foothill Painting has been protecting Los Angeles area buildings since 1929, with our own trained W-2 crews handling every roof, a written contract on every project, and a follow-up maintenance program that inspects and re-coats on schedule to keep your warranty valid.
What LA Weather Does to a Roof
LA roofs spend eight dry months baking under some of the harshest UV in the country - then the winter rain tests every crack at once.
Roofs here live under some of the harshest UV exposure in the country. Sunlight dries out asphalt and single-ply surfaces, making them brittle, chalky, and prone to cracking, while daily heat cycling expands and contracts the roof until seams, flashings, and penetrations open up.
Heat is a cost problem as well as a damage problem. A dark roof absorbs solar energy all day and radiates it into the rooms below, driving up air conditioning bills through every LA summer. Reflective cool roof coatings are designed to send that heat back into the sky, and cutting the roof's temperature also slows the aging of the roof itself.
Then the rain comes. Southern California gets most of its water in a few concentrated winter storms, so every crack that opened during eight dry months gets tested at once. That is why so many LA roof leaks appear the same week each year.
Signs Your Roof Needs Attention
If your roof is sound but tired, a coating may save you tens of thousands over replacement. Call (818) 748-3227 for a free on-site inspection and an honest answer about whether coating is right for your roof.
Why Waiting on a Tired Roof Gets Expensive
Small roof failures grow on a schedule set by the weather. A hairline crack that would seal under a coating this fall becomes a leak path by winter, and once water reaches insulation, decking, and drywall, you are paying for interior repairs on top of roof work.
Heat takes its toll monthly. Every summer a dark, absorbent roof runs hot, your cooling system works harder and your energy bills reflect it, while the roof itself ages faster under the load.
Waiting can also close the coating window. Coatings restore roofs that are still fundamentally sound, so a roof neglected past that point loses the inexpensive option and leaves only replacement. An inspection now tells you which side of that line you are on.
Our Roof Coating Services
Elastomeric Roof Coatings
Flexible, seamless membranes that stretch and recover as the roof expands and contracts through heat cycles, bridging hairline cracks instead of splitting over them.
Reflective Cool Roof Coatings
Bright, high-reflectance topcoats that reject solar heat, lower roof surface temperatures, and help cut summer cooling costs while slowing UV aging of the roof. A cool roof coating pays you back every cooling season.
Roof Waterproofing & Leak Sealing
Targeted sealing of seams, flashings, penetrations, and parapets, followed by a full waterproof membrane over the field of the roof.
Flat & Low-Slope Roofs
The core application: built-up, modified bitumen, and single-ply roofs on homes, apartment buildings, offices, and industrial properties.
Commercial Roof Coating Programs
Large-roof projects for property managers and owners, scheduled around operations and paired with our maintenance program for inspections and scheduled re-coats. See our commercial painting contractor services for whole-property work.
Class A Fire-Rated Options
For homes in hillside and wildfire-exposed areas, Class A fire-rated coating systems are available. See our home hardening services for the full menu of wildfire-focused upgrades. For the walls themselves, see fire rated exterior wall coatings.
Steel Roofing Upgrade Path
For homeowners in Very High Fire Hazard Severity Zones considering a full roof replacement, steel roofing panels carry Class A fire ratings as a tested assembly and meet Chapter 7A requirements. Under our general contractor license, we can coordinate steel roofing installation alongside coating work on the rest of the exterior - one project, one contractor.
If your roof is aging and you are already investing in fire hardening, a steel roof replacement can be bundled into the same scope of work. That means one permit process, one project timeline, and one team managing the job from start to finish. Learn about our full fire hardening services.
How a Roof Coating Project Runs
ROOF INSPECTION
A professional estimator inspects and tests the entire roof, checks for trapped moisture and unsound areas, and tells you honestly whether coating or repair is the right call before quoting.
WRITTEN PROPOSAL
You get a fixed written price covering prep, repairs, products, and warranty terms, with no hidden fees.
CLEANING & PREP
The roof is cleaned and pressure washed so the coating bonds to the roof rather than to the dirt on it.
REPAIRS & SEAM SEALING
Cracks, blisters, seams, flashings, and penetrations are repaired and sealed with reinforcement where needed, because a membrane is only as good as the details under it.
PRIMING
Where the substrate requires it, a primer coat locks the system to the roof surface.
COATING APPLICATION
The elastomeric or reflective coating is applied at the manufacturer's specified spread rates, which is what qualifies the roof for the full manufacturer warranty.
WALKTHROUGH, WARRANTY & MAINTENANCE
We walk the finished roof with you, deliver your written warranty, and enroll you in our follow-up maintenance program of scheduled inspections and re-coats that keeps the warranty valid for the long haul.
Roof Coating Work Around Los Angeles
Flat commercial roof - stained and weathered before, now sealed under a reflective white membrane.
Clay tile roof recoated in fresh terracotta - faded and patchy before the coating went on.
Church roof - darkened and worn before, recoated in a clean light gray.
Our crews coat roofs across the area every week, from Burbank and Glendale to Pasadena, the foothills, and Santa Clarita.
Frequently Asked Questions About Roof Coatings
How much does roof coating cost in Los Angeles?
Most projects fall roughly between $1.50 and $4.50 per square foot depending on the roof’s condition, the repairs needed, and the coating system used, which typically lands far below the cost of tear-off and replacement. Your price is fixed in writing after an on-site inspection.
How long does a roof coating last?
Service life depends on the system and the roof, and many coatings are designed to be renewed with a fresh topcoat down the road rather than replaced. Our maintenance program schedules inspections and re-coats to keep both the roof and the warranty in good standing.
Will a cool roof coating really lower my energy bills?
Reflective coatings reduce how much solar heat your roof absorbs, which lowers rooftop temperatures and eases the load on air conditioning in our long cooling season. Savings vary by building, insulation, and usage, so we will give you a straight assessment for your property rather than a canned number.
Can any roof be coated?
No, and a company that says yes should worry you. Coatings restore roofs that are still structurally sound, so we inspect and test first, and if your roof is past the point where coating makes sense, we will tell you so.
Do you coat both homes and commercial buildings?
Yes, we handle flat and low-slope roofs on houses, apartment buildings, offices, churches, and industrial properties. Call (818) 748-3227 and an estimator will look at your roof, usually within a day of your call.
Get Your Roof Assessed
Tell us about your roof. A Foothill estimator inspects the surface, identifies problem areas, and gives you a written price for the right coating system.
Refreshing the walls below that roof too? The same crews handle exterior painting across the LA area.
