Reseal: the joints
A reseal treats the places leaks start: seams, vent and skylight flanges, front and rear cap transitions, roof edges and every accessory bolted through the roof. The joints are cleaned and prepped and new compatible sealant is applied. It is the right answer when the membrane itself is sound and the sealant is cracked or separated. Expect to repeat it every 2 to 4 years in New England.
Coating: the whole surface
A roof coating system covers the entire roof, including every seam and penetration, with one continuous membrane. It is the right answer when the roof is structurally sound but aging everywhere: chalking, hairline cracks, many seams, and a reseal every couple of years is getting old. We install a premium-grade silicone coating, chosen because silicone holds up under standing water and stays flexible in the cold where acrylic and rubber coatings fail. Coating is never the answer for a roof with rot or soft spots; those get repaired first.
Replacement: the structure
Replacement is for roofs with widespread soft decking, structural damage from a tree or storm, or a membrane torn beyond patching. Damaged decking is removed, framing is repaired, new decking and membrane go on, and everything is resealed. It is the most expensive option and, when the cause is sudden damage, usually an insurance claim.
How we decide
We walk the roof, check for soft spots, examine every seam and penetration, and photograph what we find. Then we tell you which of the three your roof needs and why, with the photos to prove it. If a reseal solves it, we do not sell you a coating.
Related questions
Can I coat over a roof that is leaking?
Only after the leak source and any wet decking are repaired. Coating over damage hides the problem until the decking fails.
Does a coating replace resealing forever?
A seamless silicone system removes the seam-by-seam reseal cycle. Any roof still needs an annual look for physical damage, and accessories added later need to be sealed into the system.