This roof structure is a candidate for either a repair-maintenance program or a restorative engineered coating and may not have to be replaced. I would not recommend a standard reflective elastomeric coating or the SPF Spray Foam specifically with a standard reflective coating as the industry wide standard reflective coatings do not last well over time in our Western Canadian climate. This recommendation would possibly change if your objective is to reflect the sun, in this instance a reflective coating may be best, but in Western Canada the issue tends to be during winter months with metal roofs. Liquid rubber performs well in our climate as it has up to 1200% expansion and contraction. If considering Spray Foam for R Value we strongly suggest covering the spray foam with liquid rubber or preferably EPDM and not a reflective coating or white coating. Generally speaking, metal roof systems are constant aggravating roof structures. Industrial metal roof systems have a deficient design - they are water-shedding and not water-proofing coverings. Metal expands and contracts more than any other roofing material. Metal roofs tend to leak from expansion and contraction and ice / snow loads. Leaks are intermittent at seams (vertically where sheets are seamed together and horizontally where seams between sheets meet), penetrations (stacks, roof-top unit curbs, etc.), fasteners (fastener holes get larger with expansion and contraction), around the perimeter as ice back-ups at gutters and then under eave (hidden and external gutters have the same ice back up melt issue causing leaks), and at joints between roof and wall connections. Metal rust / corrosion may start at places, the seams and fasteners are vulnerable from expansion / contraction and snow loads, and any traditional caulking or reflective coating won’t last more than a few seasons at best. Remedies to the issue are; 1. Complete replacement of the metal roof which is most expensive and may leak anyway, 2. Spray-Foam (SPF) applied to metal with a top applied membrane - reflective coating, liquid rubber, or EPDM, which can be problematic as the metal, foam, and top coat expand and contract at different rates and reflective top coats tend to fail easily in our cold climate, 3. A roof board mechanically fastened on top of metal panels with SBS Torch-on or EPDM membrane which was a typical solution in the industry prior to liquid rubber coming to market – it is comparatively expensive and expansion and contraction again can be an issue, 4. Spot repairs-maintenance with caulking per scope in quote above, and 5. More extensive restoration which involves engineered coatings. Our recommendation is option 5 - a high end engineered liquid rubber polymer coating that carries a 10 Year Manufacturer Warranty and has option to a twenty year GRS maintenance contract for extended leak protection. In this instance, we recommend a 2 Ply Engineered Liquid Rubber Recovery System to the complete metal roofing area. This can be even more successful than a full metal roof replacement (depending on objectives). A recent project with photos can be found at; http://generalroofingsystemscanadainc.blogspot.ca/2012/05/roof-repair-liquid-rubber-metal-roof.html The scope of work involved in a metal roof liquid rubber recovery coating is; 2 Ply Engineered Liquid Rubber Recovery to Complete Metal Roof. Pressure wash to clean, water test, and assess. Test and replace fasteners as required to complete roof deck, penetrations, and gutters. Sheet metal repair and penetration saddle fabrication as required. Remove old caulking as required. Hand trowel all penetrations, roof to wall connections, all fasteners, ridge, horizontal sheet seams, hidden gutters (if present), and roof edge at external gutters with mesh and high grade rubber as required. Apply liquid rubber coating, allow cure time, repeat hand trowel process above, and apply second coat liquid rubber. The Ten Year Manufacturer Warranty is Extendable to Twenty Year Service under GRS Maintenance Agreement. Thank you.Original condition of the roof: Subsequent to the liquid rubber installation, the client later contacted us to report some leaking around the penetrations on the roof. The work was still under warranty and the client was informed that a crew would be dispatched to make the necessary repairs. The client was made aware of the fact that metal roofs are prone to expansion and contraction (depending on the season), which often leads to leaks. He was also assured that we would be applying additional liquid rubber to the leaking areas until all leaking had stopped. Once on site the crew inspected the roof and determined that it was very likely penetration leaks. Dampness was observed on the interior ceiling and walls. On the second floor the leaks were mainly coming from the skylights, however there was one leak from a ventilation penetration. The source of the leak on top of the roof was not visible and so could have been a pin hole leak. The leaks were not serious in nature except for the office skylight which was significant. At this point our project manager instructed a crew member to track the leak over the course of a few warm days. The warmer weather was required to fully understand where the leak was coming from. This was completed and additional liquid rubber was applied to the metal roof in order to prevent further leaking. < End Report > CODE: 23 Contact Us Call our 24 hour emergency roof repair at 1.780.424.7663. Mail to: 3428 99 Street NW Edmonton, Alberta T6E-5X5. 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This report details a warranty dispatch for a liquid rubber installation which had been done the previous year. There was some leaking from the penetrations which needed to be addressed. Also included is the quotation for the original liquid rubber install. This project began in 2014 with a liquid rubber install on a commercial unit. The following are notes from our project manager concerning the initial state of the building pre-install: