COMMERCIAL & HOA ROOF COATING
Commercial & HOA Roof Coating Without the Tear-Off
Restore large flat roofs on offices, warehouses, apartment buildings, and HOA communities for a fraction of replacement, with W-2 crews scheduled around your tenants and a written bid your board can approve.
We respond within 24 hours - usually the same day.
★★★★★
"They do wonderful work, are reasonably priced and go above and beyond every time we ask them to."
Stephanie I., Google review
Protect a Large Roof Without Closing the Building
A tear-off on a 20,000 square foot roof means dumpsters, noise, open decks, and weeks of disruption for everyone underneath it. A roof coating restores the existing membrane in place. Crews clean, repair, and coat the roof while tenants keep working and residents stay home.
The savings show up fast. A coating usually costs a fraction of replacement, keeps old roofing out of the landfill, and a reflective white surface cuts the heat load on rooftop air conditioning all summer.
Foothill Painting has been family-owned since 1929 and works for property managers, HOA boards, and building owners from Burbank and Glendale to Pasadena and Santa Clarita. Every person on your roof is a trained W-2 employee, and every job comes with a fixed price in a written contract, a written warranty, and a follow-up maintenance program.
What Property Managers and HOA Boards Need From a Roof Bid
Flat roofs cover most commercial and multifamily buildings across the valley, and every one of them takes the same summer sun.
A board or an owner has to approve the spend, so the bid has to stand on its own. Ours lists the measured roof area, every repair as a line item, the product, the number of coats, the target thickness, and the warranty terms, so you can compare it to any other bid line by line.
Scheduling matters as much as price. We plan work around business hours, deliveries, and residents, phase large roofs section by section, and keep occupants informed about where crews will be and when.
Paperwork matters too. Safety plans, product data sheets, and the certificates your property manager requires are ready before work starts, and closeout includes photos, thickness readings, and warranty registration for your records.
Signs Your Building's Roof Is Ready for a Coating
A coating can push replacement back by years when the roof is still sound. Call (818) 748-3227 for a free on-site roof assessment.
Why Deferring Roof Work Costs Owners More
Small leaks on a large roof turn into tenant complaints, damaged ceilings, and emergency calls. By the time water shows up inside, it has usually been working into the insulation for a while.
A roof that is still sound can be coated and kept on a maintenance schedule. A roof left until the insulation is saturated needs sections cut out and replaced first, and past a certain point it needs a full replacement that costs many times more.
Planning ahead also gives you control over timing. Coating work runs in dry weather, so booking in spring or early summer lets you finish before the winter rains and spread the cost across your budget year.
Buildings We Coat
Office & Retail Buildings
Work scheduled around business hours, with crews kept clear of entrances and rooftop access managed so tenants barely notice we are there.
Warehouses & Industrial Buildings
Large open roofs coated in phases, with seams, skylights, and equipment curbs reinforced before the field coat goes down.
Apartment Buildings
Flat roofs over occupied units coated with notice to residents, scheduling around quiet hours, and a reflective finish that helps keep top-floor units cooler.
HOA & Condo Communities
Written bids prepared for board review, phased schedules across multiple buildings, and one point of contact from the first estimate to closeout.
Churches & Schools
Roof work scheduled around services, classes, and events, with the building kept open while crews work overhead.
Metal Roofs on Commercial Buildings
Rust treatment, fastener sealing, and seam reinforcement, then a coating system that keeps the panels sealed through daily expansion and contraction.
Roof Maintenance Programs
Scheduled inspections, drain clearing, and recoats that keep the roof and the warranty in good standing year after year.
How a Commercial Roof Coating Project Runs
ROOF ASSESSMENT
An estimator walks the full roof, checks drainage, seams, and rooftop equipment, runs moisture checks where leaks have shown up, and tells you whether coating makes sense or replacement is the better call.
LINE-ITEM BID
You get a fixed bid that lists the measured area, each repair, the product, coats, thickness, and warranty terms, ready for your board or ownership to approve.
SCHEDULING & PREP
Work is scheduled around tenants and phased by section. The roof is pressure washed and left to dry before any coating goes on.
REPAIRS & SEAM SEALING
Seams, flashings, penetrations, and equipment curbs are repaired and fabric-reinforced, because that is where commercial roofs leak first.
PRIMING & ADHESION TEST
Where the surface calls for it, primer goes down first, and adhesion test patches confirm the system will stay bonded before the full roof is coated.
COATING APPLICATION
The coating, silicone or acrylic depending on drainage, is applied at the manufacturer's specified rate and checked with a wet-film gauge as it goes on.
CLOSEOUT, WARRANTY & MAINTENANCE
You get a walkthrough, closeout photos, your written warranty, and a maintenance schedule of inspections and recoats for the years ahead.
Roof Coating Work From Burbank to Pasadena
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 Commercial Roof Coating
How much does a commercial roof coating cost?
Price depends on roof size, condition, access, repairs, and the coating system, and it usually lands at a fraction of tear-off and replacement. You get a fixed, line-item price in writing after an on-site assessment, so your board or ownership knows exactly what it is approving.
Can you work while tenants or residents are in the building?
Yes. Coating work happens on the roof, and we schedule it around business hours, residents, and deliveries, phase large roofs by section, and keep everyone informed about where crews will be and when.
Silicone or acrylic for a commercial roof?
It depends on drainage. Silicone holds up where water ponds and is the usual pick for flat commercial roofs with low spots. Acrylic costs less and works well on roofs that drain within a day or two. Read more about silicone roof coating.
Do you work with HOA boards and property managers?
Yes. We prepare written, line-item bids for board review, attend walkthroughs when needed, and give you one point of contact from the first estimate through closeout and the maintenance visits after.
What does the warranty cover?
Every job comes with a written warranty, and the terms are spelled out in your bid before you sign. Our follow-up maintenance program schedules inspections and recoats so both the roof and the warranty stay in good standing.
Get Your Building's Roof Assessed
Tell us about your property. A Foothill Painting estimator walks the roof, documents what it needs, and gives you a written, line-item bid your board or ownership can act on.
Repainting the building too? The same W-2 crews handle commercial painting from Burbank to Pasadena.
