Sealing a roof costs $1,436 on average, but it can cost between $500 and $2,374, depending on your roof’s size.
Roof coating and sealing can help preserve the life of your roof and patch up problem areas that could lead to leaks or structural issues. Since no two projects are alike, most contractors don't offer flat rates or one-size-fits-all pricing structures for this type of job. For an average-sized roof, the total roof coating cost falls between $500 and $2,374 for materials and professional applications. Most homeowners will pay $1,436 on average to seal a roof.
Roof rejuvenation cost varies greatly and, ultimately, comes down to what condition your roof is in, the type of coating you choose, and your roof’s material. If extensive work is needed, you choose a high-end coating like polyurea, or you have a particularly steep or difficult roof to work on, contractors may charge extra per square foot.
Even when contractors offer a flat fee to cover your total roof rejuvenation cost, square footage will come into play during their calculations. The roof coating cost per square foot, for example, ranges from $0.65 to $5. The type of sealant will play the largest role in the per-square-foot cost, but each of the factors below—such as roof condition, labor rates, and permits—affect the price as well. Let's take a look at the roof coating cost for sections and the entirety of your roof.
| Roof Size (Square Feet) | Cost Range |
|---|---|
| 1,000 | $650–$5,000 |
| 1,500 | $975–$7,500 |
| 1,700 (average) | $1,100–$8,500 |
| 2,000 | $1,300–$10,000 |
| 2,500 | $1,625–$12,500 |
| 3,000 | $1,950–$15,000 |
Natural wear and tear can deteriorate your roof over time, and the condition of your current roof can affect the price of your roof coating. If extensive prep work is needed to get your roof in good shape for coating, contractors may charge you more per square foot.
Keep in mind, recoating an older roof in an effort to prolong its life is actually a money-saving investment. The cost of a new roof replacement is around $5,800 to $12,500 on average.
Roof coating materials average $0.15 to $2.50 per square foot. Acrylic coating is the most affordable (even the best kinds cost under a dollar per square foot). Liquid rubber and high-end polyurea (which requires two coats) will cost $2 to $2.50 per square foot.
Local roof sealing professionals charge between $50 and $80 per hour when installing or repairing a roof coating. However, the final cost of a new roof may vary.
Installation costs range between $0.25 and $3.00 per square foot. Polyurea is the most expensive ($2 to $3 per square foot) because it requires two coats.
Roof sealing pros may charge anywhere from $0.50 to $3 per square foot for labor, depending on the size and height of your roof and the application method. Difficult working conditions, such as a particularly steep or sloped roof, may increase costs. Labor costs include the application of your sealant and any prep work required.
You may need a roofing permit before you can work on your roof. This generally costs between $100 and $500, but it depends on your local laws.
If you’re sealing your roof because you have moisture issues, you may need a roof inspection to determine the source of the problem. This costs between $125 and $350 on average.
Sealant won’t adhere to a dirty roof, so budget about $300 to $625 for the cost of roof cleaning. The total cost depends on the type of cleaning you need. It will cost more to bust stubborn grime than simply hose off some dust.
Cost to power wash a roof: Power washing averages $0.20–$0.60 per square foot, but you can save on labor by renting a power washer and doing the job DIY if you are comfortable with safety precautions for working on a roof.
If your roof is nearing the end of its life span and you notice continuous leaks, it may be time to consider replacing your roof instead.
Different types of roofing require different types of sealant—from acrylic and silicone to polyurethane. This impacts the total cost of the job. Some materials are inherently more expensive, while others drive up labor costs because they’re more difficult to install.
| Type of Sealant | Cost Including Installation (Per Square Foot) | What to Know |
|---|---|---|
| Acrylic | $0.65–$1.75 | Popular, good for DIY, needs resealing every 10 years |
| Bitumen | $1.25–$2.50 | Asphalt-based sealant used on flashing, skylights, and chimneys |
| Silicone | $1.50–$2.50 | Budget-friendly and waterproof |
| Liquid rubber | $1.75–$3.50 | Also known as EPDM, works on most roofs |
| Polyurethane | $2–$5 | Great insulator and highly durable |
| EPDM sheets | $3–$11 | Best for flat or low-sloped roofs |
Long-lasting roof materials could cost more to add sealant to, while recoating a flat roof isn't as inexpensive as you might think.
| Type of Roof | Cost per Square Foot |
|---|---|
| Asphalt | $0.75–$2.50 |
| Metal | $1.50–$3 |
| Flat | $0.75–$5 |
| Pitched or sloped | $1–$5 |
| Mobile home | $0.50–$4.50 |
Asphalt roofs cost an average of $1,000 to $2,500 for materials and application.
Homes with lots of objects on top or with vulnerable areas—like chimneys, skylights, and flashing—may require the application of bitumen, an asphalt-based sealant, which could drive up the price. Bitumen costs around $0.75 to $1.50 per square foot.
Coating a metal roof costs between $1.50 and $3 per square foot on average for materials and installation. Elastomeric coatings are needed for metal roofs to prevent corrosion and preserve their life.
Recoating a flat roof can actually cost more in some cases, depending on the coating material you choose. Higher-end coats like polyurea could cost as much as $5 per square foot to purchase and apply.
You’ll spend anywhere from 35% to 50% more on coating a pitched roof. Steep slopes and features like skylights may cost even more per square foot. It also depends on the type of roof.
Metal: If you’ve installed a metal roof with a slope, you’ll generally pay $1 to $2 more for sealing because your contractor needs to apply the coating in thin layers. Expect to spend somewhere around $2.50–$5 total.
Asphalt: For asphalt shingles, you can make small repairs using elastomeric bitumen sealants. Expect to spend about $1–$2.50 per square foot for patching shingles and small areas. Coating an entire asphalt shingle roof is not recommended because it can impact drainage.
The cost of roof sealing for a mobile home is typically between $0.50 and $4.50 per square foot. Most homeowners use acrylic or liquid synthetic rubber. In certain instances, it may make more sense to skip the coating and replace the mobile home roof.
DIY roof sealing can save you about 50% of the cost of the project if you have the tools, materials, and know-how. However, hiring a professional roof sealer is well worth the cost (and highly advised) when it comes to roof coating. Roofing work can be extremely dangerous, and improper sealing can cause extensive water damage to your home’s structure. DIY work may also void your homeowner’s insurance and cause you to fail your roof inspection if you ever sell your home.
Licensed and insured local roofing companies have the skills necessary to do the job well the first time. They also protect you as the homeowner in the event that someone is injured on your property.
Sealing a roof can incur some additional costs. You may need to clean your roof and make repairs before you apply your coating, which a roofing pro will bill as a separate service. Here are some common extra costs you might want to add to your budget.
Cooling and reflecting coatings can increase your home’s energy efficiency. Expect to spend around $0.50 to $4.50 per square foot on this upgrade.
Since your contractor is already working on your roof, you may be able to save money on gutter cleaning. Expect to spend around $120 to $250 to clean your gutters. Regular guttering cleaning can help prevent moisture issues and leaks down the line.
Gutter repair costs depend on the state of your drainage system, including the soffit and fascia material. Expect to spend between $200 and $600 on average to get your gutters in tip-top shape.
Keep your roof coating costs under control by working with trained professionals who have your home's best interests in mind. And while you may be able to DIY this project if you're comfortable on your roof, be sure to check your homeowners insurance beforehand. All this being said, here are some ways to lower roof rejuvenation costs.
Meet with at least three licensed, insured, and highly reviewed professionals before signing a contract.
Bundle several projects at once to avoid higher labor and overhead fees.
Schedule the job outside of the high season for roofers whenever possible, and keep your schedule flexible.
DIY basic roof and gutter repairs whenever possible before arranging professional roof coating.
Schedule a roof inspection every one to two years to catch roof coating decay early.
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We’ve surveyed thousands of real Angi customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Want to help us improve our cost data? Send us a recent project quote to costquotes@angi.com. Quotes and personal information will not be shared publicly.
A roof coating system lasts 10 to 20 years, but it depends on the type of coating. Acrylic coating is among the least durable, and you may need a new coating even sooner. The good news is that roof coating often comes with a warranty. You can get it touched up as needed until your warranty runs out.
Though roof coatings can last up to two decades, it’s a good idea to recoat your roof every four to six years. This is especially important if you have a built-up roof, which is vulnerable to moisture issues. Inspect your built-up roofs annually to make sure they don’t need a new coat.
