A Star Decorators

Buyer comparison

TOR coating vs full roof replacement

A weathered commercial roof doesn't always need stripping back to substrate. TOR coating systems extend the service life of an existing roof for a fraction of the capital outlay, when the underlying membrane is still sound.

Option 01

TOR coating overlay

Approved applicator TOR liquid coating system applied over the existing roof. Prime, base coat, top coat. Warranted to 10, 15 or 20 years depending on the system specified.

Where it wins

  • 10 to 20 year warranty on a properly specified system
  • Roof stays operational during application
  • No tear off cost or landfill
  • Capital expenditure typically 30 to 50% of replacement
  • Suitable for felt, single ply, asphalt, metal profile

Trade offs

  • Underlying membrane has to be sound. Failures get flagged at survey
  • Weather window required for application
  • Won't fix structural deck problems
Indicative cost
£35 to £85 per m², system dependent
Service life
10, 15 or 20 year warranted system options

Option 02

Full roof replacement

Strip the existing roof to deck. New insulation, new membrane, new flashings. Full BBA certified system from scratch.

Where it wins

  • Brand new system. Full design service life
  • Opportunity to upgrade insulation, falls, drainage
  • Resets the warranty clock on the whole roof build up

Trade offs

  • Capital intensive. 2 to 3 times the cost of overlay
  • Roof out of use during works. Significant disruption
  • Tear off generates landfill cost
  • Often requires scaffold and edge protection upgrades
  • Long programme on bigger roofs
Indicative cost
£90 to £180+ per m², plus access and waste
Service life
20 to 30 years, full design life

The honest answer

Which one is right for your scheme?

Pick TOR overlay if the underlying membrane is structurally sound and you need a warranted finish without taking the building offline. Pick replacement if the system has failed, insulation is wet, or the falls and drainage need redesigning. The route is decided after a roof walk, moisture test and substrate condition record, not on price alone.

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