Commercial Roof Restoration in McKinney, Texas

Pepper Coatings LLC has been servicing McKinney, Texas since 2013 as a commercial roof repair expert and commercial roof restoration contractor. We specialize in acrylic and silicone elastomeric roof coating applications. We are the source. We are the applicator. Work with Pepper Coatings LLC and cut out the middleman. We hold certifications from Tropical Coatings, GE Momentive, Henry Coatings, Armor Coat, and GAF, along with a GAF CoatingsPro+ applicator status allowing us to issue up to 20-year no-dollar-limit (NDL) warranties on qualifying properties.

Featured project: metal roof restoration at MWE Hangar

The problem

Multiple leaks in an approximately 7,200 sq ft galvanized R-panel roof with 12 skylights. Our inspection found deteriorated fastener gaskets, failed skylight sealant, separated panel seams and early surface corrosion around fasteners.

Our solution

The panels remained structurally stable, so we kept the existing roof. Our crew repaired the seams, fasteners, skylight transitions and penetrations, then roller-applied white Lucas #8000 silicone from October 13 through 15, 2026.

Read the full MWE Hangar case study

Typical Silicone Roof Coating Pricing in McKinney

Typical silicone roof coating systems average $3.25–$4.75 per sq ft. Final price depends on roof size, substrate condition, wet insulation or existing damage, preparation/repair needs, access, detail work, and selected system or warranty.

This is a planning estimate, not a quote or guarantee. An on-site inspection and written scope are required.

Documented Commercial Roofing Work in McKinney

• Commercial Flat Roof Repair — AT&T, 705 E. Virginia St.
• Modified Bitumen Roof Repairs — LA Fitness, S. Central Expressway
• Multi-Tenant Leak Repair — 310 N. Central Expressway
• Silicone Roof Coating — The Tom Day Co., 211 E. Louisiana St.
• Acrylic Roof Coating — Quadrant Performance Materials, 200 Industrial Blvd.
• Acrylic Roof Coating — Carey Cox Company, 180 Industrial Blvd.
• Silicone Metal Roof Restoration: MWE Hangar LLC, 10010 N. American Lane

Case Study: Commercial Flat Roof Repair — AT&T, 705 E. Virginia St.

AT&T has been a long-term customer of Pepper Coatings LLC. We have been repairing their commercial and industrial systems for many years. This property at 705 East Virginia St. in McKinney is located at the intersection of East Virginia Street and Throckmorton Street, two blocks east of North McDonald Street (HWY-5), and neighbors the City of McKinney municipal complex, Local Yocal, and the historic downtown McKinney square.

705 East Virginia Street had a damaged section of Modified Bitumen (Mod-Bit) roof that was allowing water to enter the building. After a quick roof inspection we found several areas of damage in tight proximity to one another. We suggested a silicone roof repair. After receiving approval from the property manager we got right to work and had the repairs completed the next day.

After identifying failing seams and several small holes in the Mod-Bit roof membrane, we applied silicone mastic to the seams and small holes and damaged locations, and then coated over the affected area — about 100 sq ft — with a silicone roof coating. This silicone roof coating repair was a very affordable long-term roof repair solution. We expect silicone roof coating repairs over Modified Bitumen roofing systems to last 15+ years.

Case Study: Modified Bitumen Roof Repairs — LA Fitness, S. Central Expressway

We have been servicing LA Fitness’s commercial roofing systems for many years now. With this property located at the intersection of HWY-75 and Eldorado Pkwy, we had three commercial roof leaks we had responded to.

Our recommendation was a silicone roof coating repair, as these repairs would last 15+ years, be very affordable in comparison to conventional roof repairs, and would thoroughly seal up every potential opening where water could be coming in. Often it is very hard to find the opening allowing water to enter the building. The silicone roof coating, when put down in a flood coat, will seek out and fill in any voids. Sometimes the best we can do is narrow the leak down to a small area and then let the silicone roof coating find the leak.

Our project scope was to power wash affected areas, as we had a large amount of roof granules and dirt built up where we needed to apply roof coatings. Then we sealed up drains and field seams in the Mod-Bit with silicone mastic and applied silicone roof coating over the existing Modified Bitumen roof.

Have commercial, industrial, or multifamily roof repairs? Give Pepper Coatings LLC a call today for a free roof inspection! We are the most affordable solution for commercial roof repair in McKinney.

Case Study: Multi-Tenant Leak Repair — 310 N. Central Expressway

Pepper Coatings LLC was called out to address commercial roof leaks on a strip center owned by a local realty company located at the intersection of HWY-75 and West Virginia Street. They had chosen a local roofer to replace a section of TPO single-ply roofing system over a new tenant space. That contractor had piled leftover materials, trash, old gas pipe, and a full loose box of barbed fastener plates (piranha plates) on the adjacent tenant spaces.

We located and repaired 4 leaks over the Sherwin-Williams tenant space and were able to locate and repair 6 roof leaks over the Cricket Wireless tenant space. Unfortunately, their break room had flooded in the process.

Expect more from your commercial roofer. When Pepper Coatings LLC is contracted to install a new roof, we take great pride in a job done right the first time. We over-communicate with our customers and provide daily progress photos so you know what is happening above your building. We are a small family-owned commercial roofing business with strong capability to perform complex re-roofing projects, and we are able to provide a significantly higher level of service than our larger competitors. We have been servicing commercial, industrial, and multifamily properties in the McKinney and Collin County area since 2013.

Case Study: Silicone Roof Coating — The Tom Day Co., 211 E. Louisiana St.

Pepper Coatings LLC was contacted by The Tom Day Co. to provide a quote on a new roof coating system over their existing Modified Bitumen roof at 211 East Louisiana Street, on the square in the commercial historic district of McKinney. The property had been hit by hail and damaged. We provided a proposal to apply a silicone roof coating over the existing Mod-Bit roofing system. We were contracted and got right to work.

Our project scope was to power wash the existing roof. We then installed silicone mastic at all penetrations, drains, and field seams, as well as sealing up metal parapet wall coping cap seams. Then we applied a silicone roof coating over the existing roofing system.

If you are considering a new roofing system for your commercial, industrial, or multifamily property in the McKinney and Collin County area, give Pepper Coatings LLC a call for a free roof inspection and quote for a new silicone or acrylic elastomeric roof coating system. Pepper Coatings LLC has been servicing McKinney, Texas since 2013!

Case Study: Acrylic Roof Coating — Quadrant Performance Materials, 200 Industrial Blvd.

In 2018, Pepper Coatings LLC was contracted by Quadrant Performance Materials to install an acrylic roof coating over the front section of their 45,000 sq ft industrial manufacturing facility at 200 Industrial Blvd. in McKinney. The structure sits in the McKinney Industrial Park, neighboring Lone Star Reel Corporation to the east, Quikrete McKinney to the south, and Encore Wire to the north, with McKinney National Airport about 3/4 of a mile down the street to the east.

For this project we recommended Lapolla’s Thermo-Flex 1000, a 100% acrylic elastomeric, fluid-applied roof coating designed primarily as a protective top coat over spray polyurethane foam (SPF) insulation. This particular acrylic roof coating is UL tested, acts as a fire retardant, is highly UV-resistant, has an 86% reflectivity rating and an emissivity rating of 0.90 — which helps lower the industrial roof’s surface temperature — and acts as a seamless weather barrier formulated to extend the service life of low-slope roofing structures.

Case Study: Acrylic Roof Coating — Carey Cox Company, 180 Industrial Blvd.

In 2018, Pepper Coatings LLC was contracted by the Carey Cox Company to apply an acrylic elastomeric roof coating over their 28,000 sq ft industrial building at 180 Industrial Blvd. in McKinney, also in the McKinney Industrial Park. This structure is located about 3/4 mile west of McKinney National Airport and just south of Encore Wire, with Quadrant Performance Materials neighboring the property to the east.

Our project scope:

• Power wash the existing metal roofing system
• Apply 3-course application at penetrations and mastic at ridge closures
• Apply Lapolla’s Thermo-Flex 1000 acrylic roof coating over the existing metal roofing system

Case Study: Silicone Metal Roof Restoration — MWE Hangar LLC, 10010 N. American Lane

In October 2026, Pepper Coatings LLC restored an approximately 7,200 sq ft commercial metal roof at 10010 N. American Lane, McKinney, TX 75071, for MWE Hangar LLC. The existing roof was a galvanized metal R-panel system with a 2:12 pitch and 12 skylights. Our in-house applicators started work on October 13 and completed the restoration on October 15, 2026, using white Lucas #8000 High Solids 100% Silicone Roof Coating.

Addressing leaks in an aging commercial metal roof

On October 1, the owner contacted us through our website about multiple roof leaks. We conducted an on-site inspection on October 5 to evaluate the existing roof and identify the sources of water intrusion. We found deteriorated fastener gaskets, failed sealant around skylights, separation at horizontal and vertical panel seams, and early signs of surface corrosion, particularly around fastener penetrations.

Based on our visual assessment, the metal panels remained structurally stable. We recommended restoring the existing roof with a white silicone coating system, combined with detailed repairs to the seams, fasteners, skylight transitions, and other penetrations, rather than removing and replacing the metal panels.

Why we selected silicone for this project

At Pepper Coatings LLC, we believe in using the right product for the right application. For this roof, we evaluated the pitch and drainage, skylight detailing, existing surface corrosion, panel movement, application method, and total project cost.

The building was near aircraft, so controlling overspray was an important consideration. Roller application allowed our crew to apply the coating without the airborne overspray associated with spraying. We also paid particular attention to the upstream sides of the 12 skylights and to the horizontal panel transitions.

Lucas lists metal among the compatible roof surfaces for its #8000 silicone coating and identifies roller application as an available method. For this property, the combination of detailed repairs and controlled roller application made silicone our recommended restoration approach. That is a project-specific choice, not a claim that silicone is the right coating for every roof.

Preparation, seam repairs, and skylight detailing

Our scope of work included:

• Power-washing the existing metal roof to remove dirt, loose debris, and surface contaminants.
• Removing outdated rooftop communication equipment and preparing the areas requiring repair.
• Applying silicone mastic to vertical panel seams, exposed fasteners, designated penetrations, and vulnerable transitions.
• Installing reinforced three-course details at specified horizontal seams, ridge transitions, and skylight connections.
• Roller-applying the white Lucas #8000 silicone roof coating after the repair and preparation work.

Coating is not a substitute for evaluating corrosion or replacing metal that is too deteriorated to restore. The condition of the substrate, drainage, and structural integrity must be considered before recommending a coating system.

Work in progress

Completed silicone-coated roof

The restoration was completed on October 15 with the existing metal roof retained. The photographs below show the finished white coating and the roof’s skylights and penetrations at completion.

If your commercial metal roof has leaks at fasteners, panel seams, skylights, or penetrations, learn more about our commercial silicone roof coating services or request a roof inspection. We will evaluate whether restoration is appropriate for your property.

15-year Lucas Material Plus manufacturer warranty

The project’s Lucas 15 Year Material Plus Warranty certificate lists a warranty period of October 15, 2026, through October 15, 2041, and identifies Lucas Brand #8000 as the covered product. For a covered manufacturing defect, the certificate provides for replacement Lucas product and labor to prepare the surface and install the coating.

Coverage is subject to the certificate’s requirements, conditions, and exclusions. Exclusions include failure caused by improper installation, failure due to rust or previously installed coatings, and areas of pooling or ponding water present 48 hours after rainfall. The complete written warranty, including its maintenance and claim-notification requirements, governs coverage.