In the commercial roofing world, the temptation to save a few dollars upfront can lead to tens of thousands in losses later. Many building owners learn the hard way that not all roof coatings are created equal. While low-cost, water-based products might promise quick results, they often fall short in performance, longevity, and protection—especially on commercial flat roofs that endure ponding water, UV exposure, and temperature extremes.
For more than 25 years, EPDM Coatings, manufacturers of specialty roof coatings, has helped property owners extend the life of their roofs with a proven, professional-grade solution—Liquid Butyl Rubber. With its unique chemical curing system, this one-coat, primer-free product has been trusted for over 30 years to deliver superior, long-term protection on virtually any roofing surface.
The Illusion of Savings: What Cheap Roof Coatings Don’t Tell You
The most common reason commercial property owners choose a low-cost coating is simple—budget. A gallon of acrylic or silicone coating might look like a deal on paper, but when you add up the true costs over time, it becomes clear that cheap coatings are anything but cheap.
Many of these products are water-based, which means they require multiple coats, primers, and extra labor to adhere properly to a range of roof types. And even after the additional time and material expenses, their limited lifespan—often just a few years—means building owners are right back where they started: repairing or recoating their roof prematurely.
EPDM Coatings has seen this story play out countless times. Their technicians have been called to commercial buildings where an inexpensive coating began cracking, peeling, or bubbling within a short time. Once water intrusion starts, the damage spreads fast, leading to insulation saturation, trapped moisture, and even structural deterioration. What began as a small “money-saving” measure ends up as a costly repair or full roof replacement.
Why Chemistry Matters: The Secret to Long-Term Roof Protection
What separates Liquid Butyl Rubber from cheaper alternatives comes down to chemistry.
Most coatings on the market cure simply by air drying—meaning their performance depends heavily on temperature, humidity, and surface conditions. Liquid Butyl Rubber, by contrast, uses a chemical curing system. As it dries, it chemically cross-links to the existing roof surface, creating a permanent bond that makes the two materials one and the same.
This cross-linking reaction forms an impermeable, flexible membrane that maintains adhesion through extreme hot and cold cycles and even dramatic temperature swings—conditions that often cause traditional coatings to fail.
The result is a single-coat system that needs no primer and lasts up to 19–20 years, offering unmatched protection and peace of mind. Unlike water-based products that deteriorate under ponding water, Liquid Butyl Rubber remains stable and watertight even in constant exposure to standing water, making it ideal for commercial flat and low-slope roofs.
One Product, Many Roofs: Broad Compatibility and Simplicity
Commercial buildings can feature a variety of roof materials—metal, EPDM, modified bitumen, foam, and more. While other coatings are often incompatible with certain substrates or require primers to adhere properly, Liquid Butyl Rubber can be applied directly to nearly all roof types except silicone and PVC.
That versatility eliminates much of the guesswork and prep time that complicates commercial projects. For property owners managing multiple buildings or large facilities, that simplicity translates to lower labor costs, faster turnaround, and fewer materials to store and handle.
Because Liquid Butyl Rubber doesn’t rely on multiple layers or expensive primers, the true installed cost is often a fraction of other systems—and at only about one-tenth the cost of full roof replacement, it provides exceptional long-term value.
Real-World Results: When Experience Meets Innovation
EPDM Coatings’ experience in the field has shown time and again that quality products pay for themselves.
In one example, a commercial building owner applied a low-cost acrylic coating to a 12,000-square-foot flat roof. Within two years, the coating began cracking and delaminating due to ponding water and seasonal temperature swings. By the time the leaks were discovered, moisture had infiltrated the insulation and decking, requiring costly structural repairs.
When EPDM Coatings was brought in, technicians were able to apply Liquid Butyl Rubber directly over the failed acrylic surface—no primer, no tear-off. The chemical bond restored full waterproofing and eliminated the need for replacement. Over the next decade, the roof remained watertight with zero maintenance calls.
This kind of turnaround isn’t uncommon. Because Liquid Butyl Rubber can be applied directly over water-based acrylics and elastomerics, it not only saves the roof but also saves the owner time and money. The ability to repair instead of replace has helped hundreds of property owners extend the life of their roofs by decades.
The Hidden Costs of “Cheap” Roof Coatings
The short-term savings of budget coatings often vanish quickly under the weight of hidden costs. Here’s what many property owners don’t consider:
- Multiple Coats and Primers: Water-based products often require a primer and two or three coats to achieve adequate thickness—significantly increasing labor costs.
- Limited Compatibility: Many cheaper coatings cannot be applied to existing roofing materials without a primer, and some are incompatible altogether.
- Short Lifespan: Acrylics and silicones often begin breaking down within 3–5 years, especially under ponding water.
- Premature Failures: Peeling, blistering, or chalking can lead to leaks that damage insulation, drywall, and structural components.
- Downtime and Disruption: Frequent repairs or recoats interrupt business operations and add maintenance headaches.
When all these factors are added up, the supposed “low-cost” option can easily end up costing more than a premium coating system that lasts nearly two decades.
Long-Term Value: A Smarter Investment
A roof is one of the most critical—and expensive—components of a commercial building. It protects inventory, equipment, tenants, and operations from weather and water damage. Choosing the right coating is not just about keeping rain out; it’s about protecting the long-term health of your investment.
With its chemical bonding technology, 20-year lifespan, and proven field history, Liquid Butyl Rubber represents a smart, cost-effective solution for extending roof life without the expense or downtime of replacement.
Commercial property owners who invest in a high-quality coating once can avoid a cycle of reapplications, water damage, and escalating repair costs. In the long run, quality always costs less.
The Long-Term Dangers of Cutting Corners
Failing to invest in a quality roof coating can have serious—and expensive—consequences. Once a cheap coating begins to fail, moisture intrusion can accelerate quickly, leading to:
- Compromised insulation and reduced energy efficiency
- Mold and mildew growth inside the structure
- Corrosion of metal decking and fasteners
- Structural damage requiring partial or full replacement
- Voided warranties from roofing manufacturers
These problems don’t just impact the roof—they can disrupt business operations, affect tenant satisfaction, and reduce property value. In contrast, choosing a durable, chemically bonded coating like Liquid Butyl Rubber ensures long-term stability, performance, and peace of mind.
Final Thoughts
After more than two decades in the industry, EPDM Coatings has seen the difference that product quality makes. While low-cost coatings may seem appealing at first glance, they rarely deliver lasting protection. The Liquid Butyl Rubber system offers commercial property owners a proven way to safeguard their investment, extend the life of their roof, and eliminate recurring maintenance cycles.
When it comes to protecting your roof—and your bottom line—doing it right the first time is always the best investment.
For more information or a free material estimate, call EPDM Coatings at 855-281-0940 ext. 9.