Cost Of Liquid Applied Membrane Roofing In DFW: What To Expect

Property owners across Rockwall, Heath, Rowlett, and greater DFW ask a similar question before greenlighting a roof project: what will a fluid applied roofing system cost, and what variables drive that number up or down? The short answer is that most commercial roofs in North Texas fall in a range of $3.50 to $9.50 per square foot for a high-quality liquid membrane, with warranty terms, existing roof condition, and product chemistry setting the pace. The longer answer SCR, Inc. General Contractors Fluid Applied Roofing Systems DFW involves local climate realities, substrate compatibility, and labor steps that either save or add cost. This article lays out a clear pricing framework and the trade-offs that matter so owners can budget with confidence and avoid change orders.

SCR, Inc. General Contractors installs and restores roofs across Rockwall County and the DFW metroplex. The team works with acrylics, silicones, and hybrid systems on metal, modified bitumen, TPO, PVC, and built-up roofs. The figures and notes below reflect actual project experience in the region, including the hot sun, surprise hail, and those spring wind-driven storms that test seams and flashing details.

What “fluid applied roofing” includes

Fluid applied roofing is a liquid membrane installed over an existing roof to create a continuous, watertight surface. It is most often used to restore and extend the life of a sound roof rather than to replace it. The system can include localized repairs, seam reinforcement with polyester fabric, primers to improve adhesion, and reflective topcoats for UV resistance and energy savings. In DFW, owners often choose it for metal roofs that leak at fasteners, aging single-ply roofs with worn top films, and modified bitumen with small splits or ponding areas.

The appeal is simple: less tear-off, less disruption, and a new warranty period at a lower cost than a full replacement. That upside depends on a careful assessment of the substrate. If the deck is saturated, rusted through, or structurally compromised, restoration no longer makes sense. In those cases, SCR will say so early to avoid spending on a short-lived fix.

Typical price ranges in Rockwall and DFW

Expect a professional-grade fluid applied roofing system to land in the following ranges:

• Basic acrylic restoration with limited warranty: $3.50 to $5.00 per square foot
• Mid-grade silicone or acrylic-silicone hybrid with 10 to 15-year warranty: $5.00 to $7.50 per square foot
• High-build silicone or two-ply reinforced system for heavy ponding or harsh exposure, 15 to 20-year warranty: $7.50 to $9.50 per square foot

These ranges assume a roof size of 10,000 to 80,000 square feet, clear access for crews, and average prep work. Small roofs under 5,000 square feet trend higher per square foot due to mobilization costs and staging inefficiencies. Very large roofs can lean toward the lower end if the substrate is in good shape and application conditions are favorable.

What drives the cost up or down

Surface repair needs set the baseline. If SCR’s inspection finds wet insulation, that area must be removed and replaced before coating. Wet insulation removal can add $2.00 to $5.00 per square foot in the affected zones. On metal roofs, extensive fastener replacement and panel edge treatment increase labor hours. On single-ply roofs, heat-welded seam repairs or fabric reinforcement can add material costs. Primers vary widely in price; rust-inhibiting primers for metal cost more than acrylic adhesive primers for TPO.

Product selection matters. Acrylics cost less and handle UV well, but they dislike standing water. Silicones handle ponding water better and last longer under UV, but the material cost is higher and overspray control is critical near car lots or glass. Hybrid systems balance both. Warranty length ties closely to dry film thickness. A 10-year system might target 20 mils dry film thickness, while a 20-year system often targets 35 to 40 mils. More thickness equals more material, more passes, and higher cost.

Access and staging affect labor. Downtown Dallas roofs with crane lifts and limited staging take more time per square. Suburban Rockwall warehouses with open parking lots and water access for pressure washing run faster. Parapet height, equipment screening, and safety line setups also influence the labor budget.

Weather windows shape productivity. DFW heat and humidity require careful scheduling. Acrylics need a dry forecast and cure fastest between 60 and 95 degrees. Silicones tolerate wider windows but still need clean, dry surfaces. If crews must stop mid-day due to scorching deck temperatures, expect an extra day or two of labor. Spring pollen can also affect adhesion on white roofs unless surfaces are washed the same day.

Substrate-specific notes and costs

Metal roofs across Rockwall and Heath often show fastener back-out, seam separation at panel laps, and minor oxidation near gutters. A typical metal restoration includes power washing, rust primer where needed, fastener replacement or tightening, seam reinforcement with fabric and mastic, and then two coats of silicone or acrylic. Most land between $5.00 and $8.50 per square foot, with the higher end reserved for heavy seam work, tall standing seams, or difficult access.

Aging TPO or PVC can be candidates if seams are mostly intact and only the top film is chalked. The process often includes chemical cleaning, adhesion testing, a bonding primer where needed, reinforced fabric at seams and details, and a high-solids silicone top coat. Expect $5.50 to $8.00 per square foot. If more than 25 percent of insulation is wet, replacement or overlay with new membrane may be smarter than a restoration.

Modified bitumen and built-up roofs can perform well under liquid membranes as long as blisters and splits are addressed first. Acrylics save money but require positive drainage. Where ponding is present, silicone or a reinforced two-ply system works better. Typical cost sits between $4.50 and $8.50 per square foot, depending on repair density and ponding depth.

Spray foam roofs can receive silicone topcoats to renew UV protection. Pricing usually lands between $3.50 and $6.00 per square foot unless foam repair is extensive.

Warranty options and what they mean

Warranties tie to film thickness, prep standards, and inspection. Third-party or manufacturer-backed warranties carry more value during a sale or refinance. A 10-year materials warranty usually ties to a one- or two-coat system with selective reinforcement. A 15-year warranty often requires higher thickness and documented adhesion. A 20-year warranty needs robust prep, reinforcement at all seams and penetrations, and strict mil-thickness checks.

Owners sometimes anchor on the year count alone. The better test is to ask what the contractor will repair at year seven if a seam splits or a leak appears. SCR offers labor and material coverage options that align with budget and building plans. For landlords planning to sell within three years, a shorter warranty may be enough to boost tenant confidence without overspending.

Energy savings and tax treatment

Reflective fluid applied roofing can lower summertime surface temperatures by 40 to 60 degrees compared to dark roofs. In Rockwall and wider DFW, that often translates to HVAC runtime reductions. The actual bill savings vary with insulation levels, building use, and thermostat strategy, but many owners see a 10 to 20 percent reduction in cooling energy on previously dark roofs. The biggest surprise comes for metal buildings with minimal insulation, such as fabrication shops and distribution warehouses, where interior comfort gains are noticeable within days.

Federal tax rules change, but many restorations qualify for accelerated write-offs as maintenance or under Section 179 expensing in certain cases. A CPA should confirm the best path. Owners often prefer restoration because more of the spend can be recognized in the current year compared to capitalized full replacements.

Prep work: where projects win or fail

Preparation controls performance. Crews start with moisture scans, test cuts, and adhesion tests. Pressure washing removes dust and loose surface chalk. On metal, technicians treat rust and replace suspect fasteners rather than coating over problems. On single-ply, they repair flashing and seal any open seams before the main membrane. Any loose debris under a liquid membrane can telegraph and create premature wear points.

Adhesion testing is not a formality. On older TPO, a wipe-down alone is not enough. A bonding primer can double adhesion strength and prevent peeling during thermal movement. In spring pollen season around Lake Ray Hubbard, crews often wash in the morning and prime by mid-day, avoiding overnight pollen drop on a clean surface.

Application method and coverage rates

Most projects use airless spray equipment for speed and uniformity, with back-rolling on the first coat to wet into micro-texture. On windy sites near traffic or dealerships, SCR shifts to roller application to control overspray. Coverage rates depend on solids content and target dry film thickness. For a 15-year silicone system, crews often apply two coats at roughly 1.5 gallons per 100 square feet per coat, producing around 30 to 32 mils dry. For acrylic, rates are similar by volume but more sensitive to humidity and cure time.

Fabric reinforcement at seams and penetrations is the best spend-per-dollar on older roofs. It adds a small material cost but gives dimensional stability where movement concentrates. Penetrations such as gas lines, RTU curbs, and pitch pans get extra attention and are photo-documented for warranty files.

Scheduling and disruption in Rockwall and nearby cities

Many owners worry about downtime. For most fluid applied roofing projects, interiors remain open. Crews work from the roof with hoses and staging in designated areas. On Rockwall office parks, SCR typically schedules pressure washing early morning to keep parking accessible, then shifts to coating work away from public entrances during operating hours. For restaurants along Ridge Road, weekend or early morning work avoids service windows. On manufacturing sites in Royse City, crews coordinate with plant managers to pause rooftop work during sensitive production runs.

A 20,000-square-foot roof with moderate prep usually takes three to five working days, weather permitting. Add time for wet insulation replacement, complex flashing, or limited access.

Comparing fluid applied roofing vs. replacement

Full replacement still has its place. If the insulation is soaked across large areas, or the deck is compromised, a liquid membrane will be a short bridge to a larger job. Replacement with new single-ply or metal makes sense when a long hold period and maximum value at sale is the goal, or when code-driven upgrades are necessary. That said, many Rockwall owners use fluid applied systems to extend service life 10 to 15 years, then reassess in the next capital cycle. The math favors restoration when less than 20 to 30 percent of the roof assembly is wet and the structure is sound.

Common mistakes that raise costs later

Skipping adhesion tests leads to peeling in year two. Coating over wet insulation traps moisture, which blisters membranes in the summer. Using acrylic on roofs with constant ponding causes premature wear, often in the first two winters. Ignoring fastener replacement on metal allows movement to reopen laps. Each misstep can turn a $6.00 per square foot restoration into a $12.00 per square foot tear-off sooner than planned. A methodical inspection and a product choice that matches real site conditions avoid most of these failures.

What owners should budget beyond the per-square number

There are project soft costs that are easy to miss. Roof access upgrades like permanent tie-off points may be required by safety policy or warranty providers. Parapet or ladder installation can add a few thousand dollars. If the building sits near a school or dealership, overspray screens and additional labor can add 25 to 50 cents per square foot. City permits for restoration are minimal in most DFW jurisdictions, but waste hauling for wet insulation tear-out adds cost. If the roof hosts many tenant penetrations, expect extra detail work around curbs and lines.

A quick local pricing snapshot

For context, here are real-world project profiles SCR sees often in Rockwall and nearby:

• 30,000-square-foot standing seam metal roof on a light industrial building off I-30: moderate oxidation, lap seam reinforcement, fastener swap in 20 percent of panels, high-solids silicone two-coat system, 15-year warranty. Typical price: $6.25 to $7.25 per square foot.
• 18,000-square-foot TPO roof on a medical office near Presbyterian Hospital: isolated wet insulation (8 percent), patch and overlay those areas, bonding primer, reinforced seams, silicone topcoat, 12-year warranty. Typical price: $5.75 to $6.75 per square foot.
• 55,000-square-foot modified bitumen roof on a distribution center in Fate: ponding in three sections, acrylic is off the table, choose reinforced silicone with added slope fill in select bays, 15-year warranty. Typical price: $6.75 to $8.25 per square foot.

These ranges move with material markets. Silicone saw price spikes in 2022 and has since stabilized, but lead times can shift around hurricane season or during large hail events in DFW.

How SCR, Inc. qualifies a roof for restoration

The evaluation starts with a roof walk and moisture survey. Technicians probe seams, pull a few fasteners, and run infrared or capacitance scans during the right conditions. They mark suspect zones, cut small test squares when needed, and check deck integrity. Adhesion testing follows with small test patches of the intended system. Photos, square counts, and detail summaries go into a clear proposal that shows scope by area. Owners can see the cost to treat each zone, and decide whether to include optional upgrades such as walkway coatings around HVAC clusters.

This process avoids vague allowances that lead to surprises. It also allows a direct comparison between a restoration scope and a full replacement bid. In many Rockwall cases, owners choose to restore now and plan for replacement during a future tenant turnover or re-roof cycle.

Simple steps to prepare for a site visit

• Share any leak history, including interior photos or ceiling grid stains by location.
• Provide roof access details and any recent contractor notes or warranties.
• Flag sensitive operations or hours where noise and water use must be limited.
• Identify future rooftop equipment plans to size curb and penetration allowances.
• Set expectations for warranty length and budget range, so product options align.

With this information, SCR’s team can price the project accurately on the first pass and hold that price through completion.

The bottom line for Rockwall property owners

Fluid applied roofing offers a practical, budget-aware way to extend the life of a roof across Rockwall, Rowlett, Heath, Fate, and the wider DFW area. Most projects fall between $3.50 and $9.50 per square foot, with product chemistry, substrate condition, reinforcement level, and warranty term setting the final number. Proper prep, smart product selection for ponding and UV, and a reliable crew are the difference between a system that fails early and one that carries a building through the next decade.

SCR, Inc. General Contractors stands behind its work because the team controls the details that matter: adhesion tests, correct primers, fabric where movement happens, and real mil-thickness. The company installs fluid applied roofing on retail centers, warehouses, medical offices, and light industrial buildings across Rockwall County and DFW, and it provides clear, line-item proposals so owners can decide with full information.

If a roof in Rockwall or nearby needs attention, schedule a roof assessment. A 20-minute rooftop walk and a few tests can confirm whether a fluid applied roofing system will solve the leaks, align with budget, and deliver the warranty length the building needs. Call SCR, Inc. General Contractors to book a site visit in Rockwall, Heath, Rowlett, or any DFW submarket. The team will provide a straight answer on costs, timelines, and the smartest path forward for the building.