Silicone Roof Coating Over EPDM — Sloan’s Lake, Denver
Project Overview
- Location: Sloan’s Lake, Denver, CO
- Building Type: Residential Single-Family Home
- Size: 2,500 sq ft
- Roofing System: ASC S high-solids silicone coating over existing EPDM
- Duration: 3 days
- Completed: July 2026
- Manufacturer: ASC
- Warranty: 20-year labor and material
Roof Condition
A homeowner in the Sloan’s Lake neighborhood of Denver had a black EPDM flat roof with multiple seam failures causing active leaks. The roof sections sit directly beside and below the home’s decks, so the black rubber was radiating heat onto the outdoor living areas.
- Multiple EPDM seam failures causing active leaks
- Black rubber radiating heat onto adjacent deck areas
- Roof sections under and beside decks difficult to access for traditional repair
- Garage roof also showing seam deterioration
Evaluation & Approach
The EPDM membrane was still a sound base despite seam failures. A seamless silicone liquid membrane sealed every seam at once without a tear-off, with no landfill waste and no open roof. White silicone reflects sunlight, so the deck-facing roof areas run far cooler than black rubber.
Why This Approach
- Silicone seals every seam at once as one monolithic membrane
- No tear-off means no open roof, no landfill waste, and a faster project
- White silicone reflects sunlight, cooling the deck-facing roof areas
- Silicone handles ponding water and Colorado UV without degrading
- Applied over the roof under deck pavers and the garage roof as well
- 20-year labor and material warranty, finished in 3 days
Scope of Work
- Surface Cleaning: Cleaned the entire EPDM surface with EPDM wash and pressure washing to remove dirt, chalk, and contaminants.
- Seam and Membrane Repair: Repaired all failed seams and damaged membrane sections with EPDM cover tape to create a solid substrate for the silicone.
- Silicone Application — Main Roof: Applied ASC S high-solids silicone liquid membrane across all exposed EPDM on the main roof sections beside and below the decks.
- Silicone Application — Under Deck and Garage: Applied silicone to the roof area under the deck pavers and the detached garage roof for full coverage.
Result
Warranty: 20-year labor and material warranty
- All Leaks Stopped: One seamless white membrane sealed every failing seam across the entire roof
- Cooler Deck Areas: White silicone reflects sunlight instead of radiating heat from black rubber onto outdoor living spaces
- No Tear-Off: Applied directly over the existing EPDM with zero landfill waste and no open roof
- Finished in 3 Days: 2,500 sq ft restored from cleaning through final coat in three working days