Silicone Roof Coating for Ponding Water in Seattle

commercial roof coatings Seattle WA

commercial roof coatings

Silicone Roof Coating for Ponding Water in Seattle

Seattle’s flat and low-slope roofs live with rain. Ponding water is common on warehouses and retail centers near the Duwamish Waterway, SODO, and Ballard. Silicone roof coatings solve that problem. They form a seamless waterproofing membrane that stands up to standing water and UV spikes during summer months. For facility managers comparing commercial roof coatings in Seattle, WA, silicone is the reliable fix when drains cannot keep up or when minor slope errors trap water.

Why ponding water ruins flat roofs in King County

Constant moisture accelerates membrane aging. EPDM and TPO seams open and close as temperatures swing, which leads to seam failure and chronic leaks. UV degradation during clear stretches hardens surfaces. Moss collects around drains and scuppers. Over time, the roof blisters, cracks, and pulls at flashings. The cycle repeats every wet season and speeds up costly tear-offs.

Silicone breaks that cycle. High-solids silicone resists ponding water and bonds over EPDM, TPO, PVC, metal, and aged modified bitumen. It stays flexible, sheds water, and reflects heat. Applied as a fluid-applied roofing system, it restores the field membrane and protects seams, flashings, and penetrations without shutting down your building.

Where silicone coatings make the biggest impact

Industrial roofs near the Port of Seattle and the Duwamish Waterway see salt-laden air and constant moisture. SODO distribution centers in 98134 and Georgetown facilities in 98108 handle heavy traffic around HVAC curbs and walkway pads. Interbay, Ballard, and Magnolia face marine layers that stress traditional membranes. In these zones, a high-solids silicone finish coat delivers durable waterproofing and cool roof performance.

Atlas Roofing Services covers Seattle zip codes 98101, 98104, 98108, 98118, 98134, and 98199, as well as nearby Bellevue, Renton, Tukwila, Kent, SeaTac, Shoreline, Everett, and Tacoma. Proximity to Lumen Field, T-Mobile Park, Pike Place Market, the Space Needle, and Lake Union allows fast site visits and moisture scans.

How a silicone system stops leaks around trouble spots

Most leaks start at seams, terminations, and penetrations. The fix is a reinforced, fluid-applied approach. Crews clean the surface with power washers, then spot-prime as needed. They embed scrim at parapet walls, roof drains, and HVAC curb flashings. Sealants lock down fasteners and cracks. A base coat ties everything together. A high-solids silicone finish coat follows at the specified mil thickness. This creates a continuous waterproofing membrane across the field and details. Airless sprayers apply an even coat without pinholes. Moisture scanners and infrared cameras verify dry substrate and track hidden wet zones before coating.

Seattle’s ponding areas often sit near low points or behind poorly pitched tapered insulation. On those roofs, crews build crickets around drains, then apply silicone. The system tolerates standing water and protects those corrected slopes from future breakdown.

Brand systems proven for Seattle weather

Local climate awareness matters. Gaco Western was born in Seattle and its silicone systems handle ponding water and frequent mist. Atlas Roofing Services installs Gaco S2000 high-solids silicone and uses GacoPatch for detail repairs. For acrylic and hybrid solutions, teams work with GAF HydroStop, Henry, Mule-Hide, Karnak, APOC, Tropical Roofing Products, and Polyglass. System selection depends on existing membrane type, slope, foot traffic, and warranty goals.

Cool roof benefits that show up on the utility bill

Silicone coatings deliver high solar reflectivity. Lighter surfaces reduce heat gain during July and August, which cuts HVAC load. Many facilities see a reduction in summer cooling costs, especially dark or aging roofs. The coating also shields the membrane from UV aging and thermal shock. That means fewer service calls and a longer service life. In many cases, a well-installed silicone system extends life by 10 to 20 years, with warranty options to match.

Application details that make or break performance

Results hinge on preparation and thickness. Technicians document wet areas with infrared and confirm deck dryness. They remove moss and biological growth, treat rust on metal, and clear drains. Primers are chosen by substrate. EPDM often needs a dedicated primer to aid adhesion. TPO and PVC may require etching or bonding primers. Seams on EPDM or TPO receive extra treatment, since movement there is the main intrusion point. The final silicone passes are sprayed with specialized airless sprayers to hit target mils across the field and details. A uniform finish coat prevents thin spots that cause early failure.

Where foot traffic is heavy, crews add walkway pads and increase mils around service paths. Near parapet walls, terminations get reinforced scrim so the membrane resists shear and wind lift. Roof drains are rebuilt with sealants and fabric, then tied into the new coating so water flows cleanly without undermining edges.

A brief field example from SODO

A 110,000-square-foot warehouse in 98134 had persistent ponding around four interior drains. The TPO seams opened each winter. Service work climbed while the tenant reported ceiling stains near the loading zone. The crew cleaned with power washers, primed the TPO field, and reinforced parapets, HVAC curbs, and all drains with scrim. They re-pitched two crickets to push water to the drains, then sprayed a high-solids silicone finish coat to the specified mil thickness. Post-storm checks showed no standing water beyond the accepted 48-hour window, and energy use dropped during summer due to the cool roof effect. The owner deferred a full tear-off and secured a manufacturer-backed warranty.

Is silicone always the right answer?

Silicone excels with ponding water, but roof condition drives the decision. If saturation under the membrane is widespread, a partial replacement and new insulation may be wiser. If adhesion is poor due to surface oils or contamination, additional prep or alternative chemistries may be required. Acrylic can work on pitched areas that shed water well, but it is not suitable for long-term ponding. Polyurethane can help with abrasion or chemical exposure zones. The team confirms substrate type, slope, moisture levels, and traffic before recommending a system.

Service process for commercial roof coatings in Seattle, WA

Atlas Roofing Services starts with a free roof audit. Technicians perform a moisture survey using infrared cameras and moisture scanners, inspect flashings and seams, and review drainage. They provide photos, core samples if needed, and a written scope. The proposal outlines primer, base coat, finish coat, target mil thickness, and reinforcement locations. The team explains brand options like Gaco and GAF HydroStop, warranty lengths, and any Energy Star rated benefits. Work is scheduled around tenant operations, with safety plans for edges and walkway pads set in advance.

Local relevance that helps map-pack visibility

Atlas Roofing Services supports facilities in SODO, Ballard, Interbay, Georgetown, South Park, Queen Anne, Capitol Hill, and Magnolia. Properties near the Port of Seattle and along the Duwamish Waterway get fast inspections and rapid dry-out plans. Crews also service Bellevue, Renton, Tukwila, Kent, SeaTac, Shoreline, Everett, and Tacoma to keep regional portfolios uniform and warrantable.

The diagnostic checklist for ponding-prone roofs

  • Confirm drainage: inspect roof drains and scuppers for clogs and low-slope traps.
  • Scan for moisture: use infrared and follow up with core cuts if readings suggest saturation.
  • Probe seams: check EPDM or TPO seams for pull-back and surface cracking.
  • Assess UV wear: look for chalking, brittleness, and heat-related shrinkage.
  • Plan mils: specify finish coat thickness matched to ponding zones and traffic paths.

Why Atlas Roofing Services for silicone restorations

Atlas Roofing Services is licensed, bonded, and insured, with NRCIA membership and manufacturer certifications. The team installs commercial roof coatings across Seattle, WA, and the greater Puget Sound. As a Gaco-certified installer, Atlas provides manufacturer-backed warranties, including NDL options on qualifying systems. Crews use airless sprayers, power washers, moisture scanners, and infrared cameras to deliver consistent results. Systems can carry 10 to 20-year warranties depending on thickness and brand requirements.

The company offers free professional roof moisture surveys and coating estimates for Seattle facilities. Facility managers near the Port of Seattle, SODO, and Ballard can request a same-week site visit. That speed helps prevent further damage during the wet season.

Key components in a long-lasting coating system

Every detail counts. Primers lock adhesion to EPDM, TPO, PVC, and aged BUR. Base coats build the foundation. Finish coats deliver UV protection and waterproofing. Scrim reinforcement supports parapet walls, roof drains, and HVAC curb flashings. Sealants secure fasteners and transitions. Walkway pads protect service paths. Together, these parts create a continuous waterproofing membrane that handles thermal movement and ponding without opening at seams.

Cost and timeline expectations

Pricing varies with size, prep intensity, and warranty length. Many projects land in a range well below full replacement, often saving 40 to 60 percent. Timelines for mid-size roofs in Seattle average one to two weeks, weather dependent. Occupied buildings can remain operational. Proper scheduling around dry windows helps hit the target cure time and achieve the specified mil thickness.

Ready for a moisture survey and coating estimate

Facility managers responsible for sites in 98134 and 98108 can start with a low-disruption inspection. Atlas Roofing Services documents problem areas near drains, parapets, and seams, confirms substrate type, and recommends a Gaco or GAF HydroStop solution where appropriate. Expect a clear scope, photos, and warranty options. The goal is simple: stop ponding-related leaks, stabilize energy use with cool roof technology, and extend service life without a tear-off.

Fast answers to common questions

Will silicone stick to my roof? With the right primer and surface prep, silicone bonds to most common commercial membranes and metal. How does it handle ponding water? High-solids silicone resists standing water and UV, which is why it outperforms acrylics in flat areas. What about warranties? Depending on brand, thickness, and inspection, warranties range from 10 to 20 years, with NDL options for qualified assemblies.

Next step for commercial roof coatings in Seattle, WA

Schedule a free roof audit. Atlas Roofing Services will verify moisture levels, specify mil thickness, and detail a fluid-applied silicone system built for Seattle’s rain. Request a professional infrared moisture survey and a warrantied coating estimate. Protect the asset, control operating costs, and keep operations running under a seamless waterproofing membrane built for the Puget Sound climate.

Atlas Roofing Services provides professional roofing solutions in Seattle, WA and throughout King County. Our team handles residential and commercial roof installations, repairs, and inspections using durable materials such as asphalt shingles, TPO, and torch-down systems. We focus on quality workmanship, clear communication, and long-lasting results. Fully licensed and insured, we offer dependable service and flexible financing options to fit your budget. Whether you need a small roof repair or a complete replacement, Atlas Roofing Services delivers reliable work you can trust. Call today to schedule your free estimate.

Atlas Roofing Services

Seattle, WA, USA

Phone: (425) 728-6634

Websites: https://atlasroofingwa.com | https://sites.google.com/view/roof-replacement-seattle/home

Social Media: Yelp

Map: View on Google Maps

Edit

Pub: 21 Feb 2026 16:50 UTC

Views: 2