The market is not as simple as coatings versus single-ply

CCS Influencer Shawn Morgan says the best approach to any roof is diagnosing first and prescribing second.

The conversation of coatings versus single-ply has gotten a lot more nuanced over the past few years. It’s not as simple as “coatings are cheaper” and “replacement is expensive.” Markets have shifted, labor dynamics have changed and warranty expectations have increased. So, the answer really depends on the roof and the owner's goals.

Coatings used to have a very clear price advantage. Minimal tear-off, less disruption, lower landfill costs…it was an easy decision.

But with rising raw material costs, that pricing gap has tightened. Silicone, acrylic and urethane systems have all seen material increases tied to this and supply chain volatility. When you start specifying higher mil thicknesses for 20+ year warranties, the installed price can creep closer to membrane replacement than many owners may expect. And then there are the unforeseen conditions during prep work. If we uncover widespread wet insulation or that significant repairs are needed, that number can escalate quickly.

That said, coatings still make a lot of sense when the conditions are right: 

• The substrate is dry and structurally sound 
• The owner wants minimal disruption 
• Capital preservation matters 
• Sustainability and extending roof life are a priority 

When the roof qualifies, coatings are still a strong financial tool. However, there are situations where installing a new TPO is actually the smarter economic decision. 

If core cuts show significant amounts of wet insulation, then you’re already paying for tear-off and replacement in sections.  At that point, replacing the system entirely can deliver better long-term value.

Warranty structure matters, too.  A 20-year NDL warranty on a new TPO system can sometimes be surprisingly competitive with a 15-20 year coating system, especially when coatings require fabric reinforcement and heavier mils. Add in aggressive manufacturer pricing and rebate programs, sometimes TPO pricing compresses enough that the delta between coating and replacement becomes minimal. 

But, in reality, it’s not “coatings vs. single-ply.” It’s what does the roof condition say and what does ownership want to accomplish? If the goal is extended life and preserve their original investment, then coatings often win. If the goal is to reset the asset for 20+ years, then TPO may be the better investment.

The best approach is diagnosing first and prescribing second. When you look at it that way, you’re not selling a product, you’re aligning yourself with the owner and what their goals are for the building.