FastenersCracked Rubber Washers
Sun dries out the rubber under each screw head until it splits. Water then tracks down the shank and drips along the purlin line inside.
Exposed-Fastener And Standing Seam
Henderson Commercial Metal Roof Coating
We do commercial metal roof coating in Henderson after fixing what leaks first: cracked washers, open end laps, loose ridge caps, and rust at the screw rows.
- Stripped Screws Swapped For Larger Ones
- Fabric Set In Every End Lap
- Rust Primed Before The Base Coat
- Film Thickness Measured At The End
Is Your Metal Roof A Fit For Coating?
One roof walk usually sorts a metal roof into one of these columns. Anything in the right column gets repaired before we coat.
Coat It Now
- Panels still hold screws when tightened
- Surface rust only, with no holes
- Ridge caps and rake trim sit flat
- Skylight panels can be sealed or swapped on their own
- Purlins feel solid underfoot
Fix These Before Coating
- Holes rusted through gutter bottoms or valleys
- Spinning screws in rusted purlins
- Wet or sagging insulation below
- Buckled panels from hail or impact
- Long runs of white rust on galvanized panels
Where Henderson Metal Roofs Leak First
Most leaks on exposed-fastener roofs start at a handful of details. These are the four we look at hardest on every roof walk.
Fasteners
LapsOpened Side Laps
Panel movement on hot afternoons and cold nights pulls side laps apart. We clean each lap and run a butyl or elastomeric seam sealer before any coating.
GalvanizedWhite Rust On Panels
Powdery white deposits along the ribs mean moisture has been sitting on zinc-coated steel. It blocks adhesion, so cleaning and abrasion come before primer.
EdgesRidge Caps And Gutters
Backed-out screws along ridge caps and eave trim rank among the most frequent leak points here. Rusted gutter bottoms get repaired at the same visit.
Commercial Roof Coating Options for Henderson
Metal roofs here take one of four approaches. The panel profile, the pitch, and the insulation below decide which one fits.
| Approach | Fits Best On | Prep Before Coating | Later Upkeep |
|---|---|---|---|
| Silicone Over Metal | Low-pitch panels and eaves that hold water | Wash, prime rust and galvanized spots, detail laps | Recoat with more silicone |
| Acrylic Over Metal | Pitched panels that drain fast | Wash, spot-prime, fabric at end laps, dry weather to cure | Recoats easily with acrylic |
| Spray Foam Plus Topcoat | Under-insulated buildings with irregular panels | Raise trim and gutters, protect parked vehicles | Topcoat renewal over the foam |
| Detail Work Only | Standing seam with tight seams | Seal penetrations, clips, and panel ends | Recheck details after storms |
Benefits of Coating Your Roof
On a metal roof with firm purlins, coating protects what is already there. These four gains are the ones owners ask about most.
Every Leak Point Sealed At Once
Coating a metal roof means every screw head, side lap, end lap, and ridge cap gets sealed in one mobilization. Leaks that used to be chased one at a time get handled across the whole roof.
Less Cost Than New Panels
Keeping solid steel in place usually costs less than tear-off and new panels, because labor goes into prep and coating instead of demolition.
Less Tear-Off Waste
Old panels stay on the building, so nothing goes to the landfill and the interior stays covered while crews work on top.
Cooler Panels In Summer
A white topcoat sends back more of the sun’s energy than faded metal. The Cool Roof Rating Council directory lists tested reflectance values for comparing products.
Rust Showing Along The Screw Rows?
Rust at the fasteners spreads every wet season. Send us the roof size and condition for a ballpark range before more steel is lost.
Get Free Ballpark EstimateHow We Coat A Metal Roof
Metal roofs get the most detail work of any system we coat. Here is the order it happens in on Henderson buildings.
Step 1
Inspect Your Roof
We check every screw row, side lap, end lap, ridge cap, gutter, and skylight panel, and look at panel undersides from inside where we can. Firm steel gets coated; soft steel is marked for cut-out.
Step 2
Wash, Grind, And Replace Bad Metal
A pressure wash clears dirt and chalking. Grinders and wire brushes take rust back to bright metal, and patch panels go in where rust has eaten through a gutter, valley, or panel.
Step 3
Seal Screws, Laps, And Ridge Caps
Stripped screws are swapped for larger-diameter screws, then each head gets sealant or a filled cap. End laps, ridge caps, rake trim, and wall transitions get polyester fabric embedded in coating.
Step 4
Prime, Coat, And Measure
Rust-inhibitive primer goes on red rust and bare galvanized areas first. Base and top coats follow on dry panels, and we measure film thickness before calling the roof done.
Other Systems For Metal Buildings
Some metal roofs need a different coating on part of the roof. These three come up most often.
Silicone Roof Coating
Low ends of long panel runs and flat eave sections that hold water after rain do better under silicone than under acrylic.
Silicone roof coating in Henderson
Acrylic Roof Coating
Pitched panels that drain quickly can take a bright white acrylic that recoats with more acrylic down the road.
Acrylic roof coating in Henderson
Spray Foam Roofing
Buildings with little insulation under the panels gain R-value when foam fills the ribs before the topcoat goes on.
Spray foam roofing in HendersonMetal Roof Coating Questions
Six answers about rust, screws, laps, and panel types on Henderson metal buildings.
Rust
Can you coat a rusty metal roof?
Yes, once surface rust is cleaned back and primed. Loose scale comes off with wire brushes or grinders, the panels get rinsed, and red rust gets a rust-inhibitive primer. Holes rusted through a panel, gutter bottom, or valley need patch panels or new metal before coating.
What is white rust, and does it affect coating?
White rust is powdery corrosion on zinc-coated steel where moisture sits, and it weakens adhesion. It shows as chalky deposits along ribs, dull patches at the eave, and film inside gutters. Cleaning and abrasion remove it, then a test patch confirms the coating holds.
Screws And Laps
What happens to the screws and washers when a metal roof is coated?
Every exposed screw gets checked. Loose or stripped ones are replaced with larger-diameter screws, because older rubber washers crack in the sun and let water run down the shank. After tightening, each head is sealed with brush-grade sealant, a filled cap, or a fabric patch at clusters.
How do you seal panel laps and end laps before coating?
Each lap is cleaned and sealed with a butyl or elastomeric seam sealer. End laps also get a strip of polyester fabric embedded in coating, since water pushes against them in every rain. Ridge caps, rake trim, and wall transitions get the same fabric detail.
Panel Types
Is standing seam metal prepared differently from exposed-fastener R-panel?
Prep differs because the two fail in different places. R-panel needs work on hundreds of screw heads and every lap. Standing seam hides its clips, so prep centers on seam ribs, penetrations, and panel ends, and some standing seam roofs need only that detail work.
How are skylight panels, ridge caps and gutters handled during coating?
Each gets its own repair before the field coat. Faded or cracked skylight panels are usually replaced, since coating would block their light. Ridge caps are refastened and their closures resealed, gutters are cleared and sealed, and skylights are masked off before spraying.
Get A Number For Your Metal Roof
Share the roof size and condition for a ballpark range, or call us to walk the panels with you.