Nebraska Commercial Metal Roof Repair, Restoration & Replacement
Your metal roof may have decades of life left - let’s find out before replacing it.
30+ Years in Business
Employee Owned
4 Nebraska Locations
7,843 Projects Complete
Most Metal Roofs Get Replaced When They Could Be Restored
Metal roofs are among the most durable commercial roofing systems available. A properly maintained metal roof can last 40 years or more. But they do rust. Coatings break down. Seams and fasteners fail over time. When that happens, most contractors default to replacement. That’s not always wrong - but it’s often premature.
The real cost isn’t the failing roof. It’s hiring someone who doesn’t bother to find out whether restoration is viable. A thorough assessment takes time. The right person won’t write up a replacement quote before understanding what’s actually causing your problem. Substrate condition, rust extent, coating adhesion - those findings drive the recommendation. You deserve that answer before you spend six figures on a new roof.
Tillotson Has Been Doing This Work Since 1987
We’ve been assessing and restoring commercial metal roofs across Nebraska for nearly four decades. Our estimators are field experts. They come out to understand the root cause of your problem, not to close a deal. We’ll tell you what we find, what your options are, and what we recommend. If replacement is the right call, we’ll say so. If restoration will do the job, we’ll say that too.
Metal Roof Services
Metal Roof Inspection & Root-Cause Assessment
Every engagement starts here. A Tillotson field estimator inspects your roof to identify what’s actually failing - and why. We document substrate condition, rust activity, coating adhesion, seam integrity, and fastener performance. You get a clear written report before any work begins.
Rust Treatment & Seam/Fastener Repair
Surface rust left untreated becomes structural rust. We treat active rust to stop its progress, then address seam separations and failed fasteners that let water in. These repairs are often the foundation of a successful restoration - and they’re always done before any coating goes down.
Metal Roof Coating Systems
We apply acrylic, urethane and elastomeric coating systems depending on your roof’s condition, slope, and exposure. A properly applied coating seals the surface, reflects heat, and extends your roof’s service life significantly. We specify the right chemistry for your situation - not the product that’s easiest to apply.
Full Metal Roof Restoration
When a metal roof has seen better days but still has sound substrate, full restoration is often the smart play. We combine rust treatment, seam repair, and a full coating system to bring the roof back to performing condition - typically at a fraction of replacement cost. Most restored roofs qualify for a warranty.
Metal Roof Replacement
Sometimes the substrate is compromised beyond restoration. Panels are too corroded, the structure has shifted, or the system has simply reached end of life. When that’s the case, we’ll tell you directly and walk you through replacement options. We don’t push replacement - but when it’s warranted, we’ll do it right.
How to Tell If Your Metal Roof Can Be Restored - Or Needs Replacing
Here’s what an experienced estimator looks at, and what the findings mean. Substrate integrity is the first question: if the metal panels themselves are structurally sound - no through-rusting, no panel deformation - restoration is usually viable. Surface rust alone is not a death sentence. It needs treatment, but it doesn’t mean the roof is done. Coating adhesion matters too: if the existing coating is badly delaminated across the entire surface, preparation costs rise and the calculus changes. The extent of seam failure is another factor - spot failures are repairable; widespread seam separation across every lap joint is a different conversation.
Finally, consider age relative to expected life. A 15-year-old metal roof with surface rust and a few seam failures almost certainly has restoration value. A 35-year-old roof with widespread panel corrosion may not. If you manage agricultural facilities, Tillotson also restores metal buildings including machine sheds, grain bins, and pole buildings - visit our metal building restoration page for more.
How It Works
1. Schedule a Free Roof Assessment
Call us or fill out our form and we’ll send a field estimator to your property. They’ll inspect the full roof, document what they find, and identify the root cause - not just the symptoms.
2. Get a Clear, Written Recommendation
You’ll receive a written report with findings and a recommendation - restore, repair, or replace - along with scope and pricing. No pressure. No vague estimates. Just the information you need to make a good decision.
3. Work Completed - Backed by Warranty
Our crews are employee-owners. Every technician on your roof has a personal stake in the quality of the work. When we’re done, you’ll receive warranty documentation and a point of contact for anything that comes up.
See Recent Metal Roof Restoration and Replacement Projects Across Nebraska
Here’s What Facility Managers and Building Owners Say About Working With Tillotson.
"Tillotson Enterprises is an amazing company! I have had the opportunity to work with them on two projects over the years. The first project they did a spray foam insulation and white coating in my 40x50 outbuilding which turned out to be the best investment I’ve made. I can practically heat my building for pennies a day and it looks great. My second project was due to hail damage on my skylights on the same outbuilding. They replaced my skylights with solid steel panels, then power washed and painted my entire roof with an acrylic coating and foamed the skylight areas on the inside of my building. They matched the existing foam and paint on the interior and it looks amazing as well. I would recommend talking to Dan Zysset with Tillotson for any projects you might have and I guarantee you won’t be sorry! They deserve a 10 star rating for a professional job at a reasonable rate with a 12 year warranty. Thank you Dan for your helping me complete my project."
"I can't say just how good these guys were! From the salesmen that came out and looked at my roof, to the crew that did the work! The salesmen was prompt, knowledgeable about the product and process, and his estimate was spot on. After meeting with Brandon the choice was clear. When the crew showed up they were respectful of my property and made sure everything was done before they left, including cleaning up any mess they made! One guy even hung my bird feeder back on the hook that it had fallen from a week prior. Great product, not the cheapest on the market, definitely worth the money..... you get what you pay for and it will last a lot longer than I will own my place. I would definitely recommend Tillotson's to anyone looking to get there roof done"
Common Questions About Commercial Metal Roofing
How do I know if my metal roof can be restored vs. replaced?
The honest answer is: you need a qualified assessment to know for certain. That said, the key indicators are substrate condition, rust depth, and coating adhesion. Surface rust - even widespread surface rust - is typically treatable. Through-rusting or structural panel compromise is a different problem. A contractor worth hiring will document their findings in writing and explain the criteria they used to reach their recommendation. If someone recommends replacement without walking you through a condition assessment, ask them to explain their reasoning. You’re entitled to that answer before you commit to anything.
What kind of coating works best on a commercial metal roof?
It depends on your roof’s condition, slope, and regional climate. Elastomeric coatings provide excellent flexibility and handle Nebraska’s temperature swings well. Silicone coatings are highly water-resistant and perform well in ponding water situations. Acrylic coatings are cost-effective and reflective, but work best in lower-moisture conditions. We don’t have one coating we apply to everything - we specify based on what your roof actually needs. During your assessment, we’ll explain what we’re recommending and why, so you can evaluate whether it makes sense.
How long does a metal roof coating last?
A properly prepared and applied coating system typically lasts 10–20 years, depending on the product, substrate prep quality, and environmental exposure. Nebraska’s temperature range and UV load are real factors. The prep work matters as much as the coating itself - a coating applied over poorly treated rust or inadequate surface preparation will fail early regardless of product quality. When we scope a coating job, surface preparation is a defined line item, not an afterthought. Ask any contractor you evaluate to walk you through their prep process specifically.
Does a metal roof coating stop leaks?
Yes - when the application is done correctly and the underlying failure points are addressed first. A coating applied over an active seam failure or an unrepaired fastener pullout won’t hold. That’s why we treat seams and fasteners before any coating goes down. The coating itself is a continuous membrane that seals the entire surface, including around penetrations and at transitions. For most active leak situations, a proper coating system - preceded by targeted repairs - will stop the problem and prevent recurrence.
Do you restore metal roofs on agricultural buildings?
Yes. Tillotson works on machine sheds, grain bins, pole buildings, and other agricultural metal structures across Nebraska. The assessment and restoration process is similar to commercial work - rust treatment, seam repair, coating system - but agricultural buildings have their own structural considerations and exposure conditions. We have specific experience with the coating systems that hold up in those environments. If you manage agricultural facilities alongside commercial properties, we can assess both. Visit our metal building restoration page for more detail.
Nebraska Commercial Metal Roofing - From Lincoln to Omaha and Everywhere Between
Tillotson serves commercial building owners and facility managers across Nebraska from four locations: Lincoln, Kearney, Aurora, and Omaha. Call us at (800) 643-5731 or submit an inspection request and we’ll get someone out to your property.
Get a Straight Answer About Your Metal Roof
Tell us what you’re seeing and we’ll come take a look - no charge, no obligation, no pressure to buy anything.