Metal Building Restoration in Nebraska - Restore It Before You Replace It
If the structure is sound, restoration is almost always the smarter call.
30+ Years in Business
Employee Owned
4 Nebraska Locations
7,843 Projects Complete
An Aging Metal Building Isn't Necessarily a Failed One
Metal buildings age. Roofs rust, coatings chalk out, panels corrode at the edges, seams start to weep. When that happens, the instinct is to write the building off. That's usually wrong. The structure underneath - the framing, the columns, the foundation - is typically in solid shape. It's the envelope that's failing: the roof panels, the wall surfaces, the seams and flashings. The building isn't done. It just needs attention in the right places.
Full replacement is a major capital event: new foundation work, new framing, new cladding, months of disruption to operations. For a building that's structurally intact, that's rarely the right answer. Restoration is targeted - it addresses what's actually failing without touching what isn't. Done right, it adds decades to a building's useful life at a fraction of replacement cost. Most ag producers don't know this is a legitimate option. It is.
Tillotson Has Been Restoring Metal Buildings in Nebraska for Over 30 Years
We've been working on ag structures in central Nebraska since 1987. In that time, we've assessed enough metal buildings to know the difference between a structure that's reached the end and one that just looks like it has. Our estimators are field experts who have seen every condition these buildings develop over time. We'll tell you honestly what you have - and what it will take to get another 20 years out of it.
What Metal Building
Restoration Includes
Roof Coating and Re-Sealing:
Roof coating is where most restorations start. A properly applied elastomeric or silicone coating seals seams, stops minor leaks, reflects UV, and significantly extends panel life. We use commercial-grade products formulated for metal ag roofing - not paint. Surface preparation matters as much as the product itself; we clean, treat, and prime before any coating goes down.
Rust Treatment and Primer:
Coating over active rust doesn't work. Before any coating application, we treat corroded areas with rust-inhibiting primer, mechanically remove loose scale, and prep the surface for adhesion. This step is what separates a restoration that lasts from one that starts peeling in two years. Done correctly, it stops the corrosion process and gives the coating something solid to bond to.
Wall Panel Repair or Selective Replacement:
Not every wall panel needs coating - some need replacement. When panels are corroded through, significantly deformed, or damaged beyond surface treatment, we replace them selectively rather than treating the whole wall as a write-off. Matching panel profile and gauge keeps the building consistent. You end up with a solid wall without replacing everything that doesn't need it.
Door and Opening Sealing:
Doors, windows, vents, and transitions are where air infiltration and water entry concentrate on metal buildings. Perimeter seals fail, flashing details pull away, thresholds deteriorate. These are often overlooked because they're not dramatic failures - but they're responsible for significant heat loss and moisture intrusion. We address them as part of a complete restoration, not as an afterthought.
Insulation Upgrades:
A restored building is a good time to address temperature performance. Spray foam insulation installed inside a restored metal building dramatically improves thermal stability - which matters for equipment storage, livestock, and your heating bills. If energy performance is part of your goal, we'll incorporate it into the restoration scope from the start.
Spray foam insulation inside a restored metal building significantly improves temperature stability and energy performance - learn more at Tillotson Spray Foam Insulation
When Restoration Makes Sense - and When It Doesn't
Restoration candidates:
Restoration is the right call when the building has a solid structural case for it. That means: framing that's plumb and intact, no significant foundation movement or settlement, wall and roof panels that have surface corrosion but structural integrity remaining, and a building that's functionally useful for another 15 or more years. If the building meets those conditions, restoration will almost always cost less, disrupt operations less, and deliver the performance you need.
Replacement signals:
There are conditions where replacement is genuinely the right answer. Significant structural damage - compromised columns, bowed or failed framing members, repeated foundation movement that's distorted the frame - means the envelope isn't the problem and coating it won't fix what's underneath. Panels corroded through to structural steel across large areas may be past treatment. If we find those conditions, we'll tell you. We don't benefit from recommending restoration when replacement is actually right. We'll give you the honest fork in the road, and you make the call.
Here's How It Works
1. Schedule a Free Roof Inspection
We come to your property and assess the building - structure, panels, roof, openings, and any specific problem areas you've noticed. No charge for the visit or the assessment.
2. Get a Clear, Honest Recommendation
You'll get a written scope: restoration with what it covers, or replacement if the structure genuinely warrants it. We'll explain why we're recommending what we're recommending, and we'll answer questions.
3. Work Completed - Backed by Warranty
Restoration is done in a planned sequence, on your schedule, by our crews. When it's complete, it's backed by a written warranty - not a handshake and a hope.
Restoration work is staged around your operation. This isn't a shut-it-down-and-rebuild scenario. Coating, rust treatment, and panel work can be sequenced around what's happening on the property - equipment still comes and goes, work inside the building continues. We'll lay out the sequence at the estimate stage so you know exactly what's affected and when.
See before-and-after restoration projects on metal ag buildings across central Nebraska.
Nebraska farmers and ranchers on what working with Tillotson is actually like.
"Tillotson is the real deal! From start to finish, the whole experience was outstanding! Highly recommend!"
"We have hired Tillotson for two different pole barn / post frame insulation jobs. Recently, they completed this 36’x40’ project and painted the foam black. I love how it turned out and especially enjoyed working with their team. Great projects and great people. "
Frequently Asked Questions - Metal Building Restoration
How do I know if my metal building can be restored?
The main factor is structural integrity. If the framing - columns, rafters, purlins - is plumb, intact, and undamaged, and the foundation hasn't moved significantly, then the building is almost certainly a restoration candidate. Surface corrosion on panels, worn roof coatings, failing seams, and degraded door seals are all conditions we address with restoration. The free inspection is exactly the right starting point: we'll walk the building, assess the structure, and give you a clear answer on whether restoration is viable and what it would involve.
What does metal building restoration include?
It depends on what the building needs, and that's what the inspection determines. A complete restoration can include: roof coating and re-sealing, rust treatment and primer on corroded surfaces, selective panel replacement where panels are beyond coating, door and opening sealing, and insulation work if temperature performance is a goal. We scope it to the actual condition of the building - not a standard package. Some buildings need roof coating only. Others need a broader scope. We'll tell you specifically what applies to yours.
How much does metal building restoration cost vs. replacement?
Restoration typically costs substantially less than full replacement - often 30 to 60 percent less, depending on the scope of work and the building's condition. Full replacement involves foundation work, new structural framing, new cladding, and extended timeline. Restoration targets what's actually failing. The exact numbers depend on building size, condition, and what work is needed. We'll give you a written estimate after the inspection so you can make a direct comparison. If replacement is actually the right answer, we'll tell you that and explain why.
How long will a restored metal building last?
A properly restored metal building - with surface prep done correctly, quality coating products applied to spec, and structural issues addressed - can reasonably be expected to perform well for 15 to 25 years, depending on ongoing maintenance, climate exposure, and building use. That's not a guarantee of a specific number; it depends on the starting condition and what work is done. We'll give you a realistic expectation at the estimate stage based on what we find. We don't overstate outcomes.
Do you also insulate metal ag buildings?
Yes. Spray foam insulation inside a metal building is one of the most effective upgrades you can make for temperature stability and energy performance. It adheres directly to the interior surface of the panels, eliminates thermal bridging through the framing, and stops the condensation cycle that accelerates interior corrosion. We can incorporate insulation into a restoration project or address it separately. If energy cost or building temperature is a concern for you - equipment protection, livestock comfort, or heated shop space - it's worth a conversation at the inspection. Learn more at Foam Insulation.
Serving Nebraska's Agricultural Communities
Tillotson's Aurora and Kearney locations serve as our primary ag offices for central Nebraska and surrounding areas. Call (800) 643-5731 to reach someone who works in this region.
Not Sure If Your Building Needs Restoration or Replacement?
Schedule a free inspection and get a straight answer - no pressure, no upsell.