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When your mobile home roof starts showing its age, you face a choice: apply a protective coating to extend its life, or invest in a complete roof-over or replacement. Both options have their place—the right choice depends on your roof's current condition and your long-term plans.
Understanding Mobile Home Roofing
Most mobile homes have one of these roof types:
- Metal roofing (aluminum or steel panels)
- Membrane roofing (TPO, EPDM, or similar)
- Shingle roofing (typically on newer, pitched-roof models)
- Flat built-up roofing (older units)
The original roof type affects which solutions are appropriate and cost-effective.
When Roof Coating Makes Sense
Roof coating is a good option when:
- The existing roof is structurally sound
- No active leaks or only minor, isolated leaks
- Roof surface is intact without major holes or damage
- You want to extend roof life 5-15 years
- Budget is limited but the roof needs attention
Coating works by creating a seamless, waterproof, reflective layer over your existing roof. It seals minor cracks and seams while reflecting heat.
Types of Mobile Home Roof Coatings
Elastomeric Coatings: Flexible acrylic-based coatings that stretch and contract with temperature changes. Good for most mobile home roofs, typically lasting 10-15 years.
Silicone Coatings: Premium option that handles ponding water well. Excellent for flat or low-slope roofs where water may sit. Longest lasting but highest cost.
Aluminum Coatings: Reflective coatings with aluminum particles. Good for metal roofs, provides excellent heat reflection but less waterproofing than elastomeric.
Rubber Coatings: EPDM-based liquid rubber. Good for repairing and coating existing rubber membrane roofs.
Benefits of Roof Coating
- Lower cost: Typically $1,500-$4,000 vs $5,000-$15,000 for replacement
- No tear-off: Applied over existing roof, less disruption
- Energy savings: Reflective coatings reduce cooling costs 10-25%
- Extends roof life: Adds 5-15 years to a marginal roof
- Seals seams: Coating bridges minor cracks and seam failures
When Replacement Is Better
Coating won't solve every problem. Roof replacement is the right choice when:
- Multiple active leaks that coating can't seal
- Structural damage to decking or rafters
- Roof is sagging or has soft spots
- Previous coating has failed
- Water damage has occurred to insulation or ceiling
- You want a long-term solution (20+ years)
Coating over a failing roof is wasting money—the coating will fail with the roof.
Roof-Over Systems
A popular middle option for mobile homes is the roof-over system:
- New metal or metal panels installed over the existing roof
- No tear-off required (less labor, less mess)
- Creates an air gap that improves insulation
- Completely new weather-proof surface
- Typically costs $4,000-$10,000 depending on materials
Roof-overs work well when the existing structure is sound but the roofing surface has failed.
Making Your Decision
Choose coating if:
- Roof is in fair condition with minor issues
- No structural problems or water damage
- You want to extend the roof 5-10+ years affordably
- You plan to sell the home within 5-10 years
Choose replacement if:
- Roof has failed or has significant damage
- Previous coatings haven't solved problems
- You want maximum longevity (20+ years)
- You're investing in the home long-term
Professional Assessment Is Key
Before deciding, have a professional inspect your roof:
- Check for hidden damage under the surface
- Assess structural integrity of decking
- Identify the source of any leaks
- Evaluate whether coating can realistically solve your issues
An honest assessment prevents wasting money on coating a roof that needs replacement.
The Coating Process
Professional mobile home roof coating involves:
- Thorough cleaning (pressure washing)
- Repairing any damage (seams, holes, flashings)
- Applying primer if required
- Rolling or spraying coating in multiple coats
- Ensuring proper coverage and thickness
DIY coating is possible but professional application ensures proper preparation and coverage for maximum longevity.
Pro Specialty Services provides complete mobile home repair services including roof coating and replacement throughout Lake County. We'll honestly assess your roof and recommend the solution that makes sense for your situation and budget.
Caleb Hutchinson
Owner, Pro Specialty Services
"I've seen both successes and failures with roof coating. When applied to a roof in decent condition, coating can buy you 10+ years for a fraction of replacement cost. But when applied over a failing roof, it's money down the drain. The key is honest assessment of what the roof actually needs."
