If you own or manage a commercial building anywhere from Charter Oak to West Covina, San Dimas to Glendora, or anywhere along the 10 or 210 corridor — chances are your flat roof is costing you more than it should. At All & One Restoration and Construction, we’ve been applying silicone coating for flat roofs across the San Gabriel Valley for years, and we hear the same thing from almost every new client: “I’ve never heard of this. Why didn’t anyone tell me sooner?” This post answers that question — and a few more.
What Is Silicone Coating for a Flat Roof?
Silicone roof coating is a liquid-applied roofing system that is rolled or sprayed directly onto your existing flat roof surface. Once it cures, it forms a seamless, flexible, fully waterproof membrane that bonds permanently to whatever substrate is underneath — no torch, no tear-off, no shutting down your business for days while a crew rips everything apart.
Think of it as a thick, elastic skin that goes over your current roof. It fills small cracks, failing seams, and weak spots, creating one continuous barrier against water, UV radiation, and the ponding water that silently destroys commercial flat roofs across Southern California every rainy season.
At All & One Restoration and Construction, we’re upfront about something: silicone coating for flat roofs is still relatively new on the West Coast. It’s been used successfully across the country for decades, but many contractors here simply haven’t offered it — or don’t know how to apply it correctly. We’ve made it a core part of what we do because, frankly, we believe it’s one of the best roofing solutions available for commercial buildings today.
Why Silicone Coating for Flat Roofs Outperforms Traditional Options
Here’s the honest take from the field: a properly applied silicone coating system lasts longer than a brand new bitumen torch-down roof. That’s not a sales pitch — that’s what our crews have observed project after project across Covina, Azusa, Pomona, and La Verne.
Torch-down modified bitumen roofs are widely used and they work — for a while. But they degrade under UV exposure, they’re vulnerable to ponding water, and they demand more maintenance as they age. Silicone is engineered specifically to handle standing water without breaking down, which is critical for commercial flat roofs that don’t drain perfectly.
- UV resistance: Silicone reflects solar heat instead of absorbing it — supporting California Title 24 cool roof compliance and lowering your energy bills. energy.ca.govexternal
- Ponding water resistance: Unlike acrylic coatings, silicone won’t absorb moisture or break down when water sits on the surface.
- No tear-off needed: We coat right over your existing roof in most cases — saving you thousands in demolition, disposal, and labor.
- Longevity: Correctly applied silicone systems deliver 20+ years of protection with minimal maintenance. That’s longer than a new torch-down.
It works on nearly every flat roof surface
One of the first questions we get from property managers in Baldwin Park, West Covina, and Glendora is: “Does this work on my type of roof?” Almost always — yes. The All & One team applies silicone coating systems over:
- Metal roofs — stops rust, seals seams, eliminates leaks around penetrations
- Modified bitumen (torch-down) — extends the life of an aging surface significantly
- TPO membranes — seals failed seams and adds UV protection
- Spray polyurethane foam (SPF) — silicone is the industry-preferred topcoat for foam roofs
If your roof deck is structurally sound, silicone coating is almost certainly an option — and a smarter one than full replacement
That story isn’t unusual. It’s what we see regularly across the San Gabriel Valley — property owners who were one contractor visit away from an unnecessary six-figure decision.
The Silicone Coating Brands All & One Restoration Trusts
Not every silicone coating product performs the same. After years of application across commercial rooftops from Covina to Pomona, we’ve narrowed our system to three brands that consistently deliver:
GacoRoof is our first choice — and we’ll tell any client why without hesitation. Gaco’s 100% silicone system carries a lifetime transferable warranty, which is nearly unmatched in the commercial roofing industry. If you want the absolute best long-term protection for your building, this is what All & One Restoration recommends. gaco.comexternal
Sherwin-Williams produces a commercial silicone line that handles Southern California heat exceptionally well — a strong fit for larger projects across the San Gabriel Valley.
Henry Company rounds out our roster — a decades-trusted brand that performs reliably across the wide variety of substrates we encounter in this region.
All three meet California’s Title 24 cool roof requirements and can qualify for ENERGY STAR designation — which increasingly matters for commercial property owners managing operating costs. energystar.govexternal
What Does Silicone Coating Cost Compared to Full Replacement?
The framework is straightforward: silicone coating typically runs 30–50% less than full roof replacement. No tear-off. No landfill fees. Faster turnaround. Longer service life. For the 3,000–20,000 sq ft commercial buildings we work on throughout Covina, Charter Oak, San Dimas, and Azusa, the math almost always favors coating over replacement.
We start every job the same way — a free roof inspection and no-pressure quote. If the deck is compromised or structurally unsound, we’ll tell you honestly that replacement may be necessary. But in our experience, the overwhelming majority of aging flat roofs across this region are strong candidates for silicone coating. [Request your free inspection today]internal link
As a licensed, veteran-owned contractor, All & One Restoration and Construction holds itself to a standard most contractors won’t put in writing. You can verify our license anytime through the CSLB. cslb.ca.gov