Case Study: 20,000 SF Silicone Recoat — Solterra Senior Living, 350 S Alma School Rd, Chandler
A 20,000 sq ft assisted-living and memory-care community at 350 S Alma School Rd in Chandler — Solterra Senior Living, licensed for up to 110 residents — got a full silicone recoat of every low-slope section of its roof. Vanguard cleaned the entire membrane surface, sealed every drain with TRC 910 100% silicone flashing sealant, repaired every crack and blister with compatible membrane and TRC 910, protected every rooftop HVAC unit against overspray, then applied two full coats of TRC 980 100% silicone across all 20,000 sq ft. Direct contract with the property owner. 10-year no-leak warranty on materials and labor.
Project Snapshot20,000 sq ft two-coat TRC 980 silicone restoration on a 110-resident Chandler assisted-living community
Solterra Senior Living at Chandler sits on the South Alma School Road corridor between Chandler Fashion Center and downtown Chandler — the arterial that carries the daily traffic of central Chandler past a community that has been home to Valley seniors and their families since [June 2007](https://www.care-wise.com/assisted-living-facility/Chandler/solterra-senior-living-assisted-living-center-directed-al7016c). The building is a two-story Spanish-Colonial campus with pitched terracotta tile roofs over the residential wings and a network of low-slope flat roof sections tying them together — corridors, common areas, memory-care wing, and the rooftop HVAC field that keeps every one of Solterra's [110 licensed resident beds](https://www.care-wise.com/assisted-living-facility/Chandler/solterra-senior-living-assisted-living-center-directed-al7016c) climate-controlled through Arizona summers. The flat sections are what Vanguard was engaged to restore.
20,000 SF Silicone Recoat — Solterra Senior Living, Chandler
| Property | Solterra Senior Living — assisted living and memory care community, licensed capacity of 110 residents ([Care-Wise state license AL7016C](https://www.care-wise.com/assisted-living-facility/Chandler/solterra-senior-living-assisted-living-center-directed-al7016c)) |
| Address | 350 S. Alma School Rd., Chandler, AZ 85224 |
| Building type | Two-story Spanish-Colonial senior-living campus with pitched terracotta tile roofs over the residential wings and a network of low-slope flat sections between them serving corridors, common areas, and the rooftop HVAC field |
| Roof size | 20,000 sq ft of low-slope roof surface across the connected flat sections |
| Roof system | Existing low-slope membrane substrate restored with 2 coats of TRC 980 100% silicone roof coating and TRC 910 100% silicone flashing sealant at every drain and membrane repair |
| Scope | Thorough clean of the entire roof surface (blowers, brooms, pressure washing as required); inspect and seal all roof drains with TRC 910; inspect and repair the existing membrane at every crack, split, blister, and puncture with compatible membrane and TRC 910; protect all HVAC equipment against overspray; apply 2 uniform coats of TRC 980 100% silicone per manufacturer coverage and cure specs; comprehensive site cleanup |
| Contract | Direct with property owner |
| Neighborhood | South Alma School Rd corridor, Chandler 85224 — the arterial spine between downtown Chandler and Chandler Fashion Center, one block from Chandler Regional Medical Center and directly across from the residential neighborhoods of central Chandler |
| Warranty | 10-year no-leak (materials + labor) |
| Completion | July 2026 |
The ProjectThe building, the client, and what we were solving for
Solterra Senior Living at Chandler sits on the South Alma School Road corridor between Chandler Fashion Center and downtown Chandler — the arterial that carries the daily traffic of central Chandler past a community that has been home to Valley seniors and their families since [June 2007](https://www.care-wise.com/assisted-living-facility/Chandler/solterra-senior-living-assisted-living-center-directed-al7016c). The building is a two-story Spanish-Colonial campus with pitched terracotta tile roofs over the residential wings and a network of low-slope flat roof sections tying them together — corridors, common areas, memory-care wing, and the rooftop HVAC field that keeps every one of Solterra's [110 licensed resident beds](https://www.care-wise.com/assisted-living-facility/Chandler/solterra-senior-living-assisted-living-center-directed-al7016c) climate-controlled through Arizona summers. The flat sections are what Vanguard was engaged to restore.
Assisted living and memory care are among the least forgiving building types for a roof leak. The residents inside cannot be moved during a leak event, HVAC downtime is a life-safety concern in Arizona heat, and every square foot of interior finish — flooring, ceiling tile, medication storage, memory-care resident rooms — is expensive and disruptive to repair. Solterra's [24/7 care team](https://www.ltcnews.com/care/listing/44752) supports residents through daily activities, medication management, and mobility assistance around the clock. A roof over that operation has to be watertight not for five or six years — the way a commercial retail roof might be — but for a full decade with no interruptions. That's what the property owner contracted Vanguard directly to deliver.
The SystemThe system: TRC 980 100% silicone over a fully cleaned, repaired, and TRC-910-detailed low-slope substrate
Silicone roof restoration is the right move on a low-slope commercial roof when the substrate is fundamentally sound but the top surface has weathered and the details have started to work. Two coats of a 100% silicone roof coating like TRC 980 give the roof another 10-15 years of watertight service life at a fraction of the cost of a tear-off — and silicone is the right chemistry for Arizona specifically, because it holds up under UV that would degrade acrylics and it stays flexible through the thermal swings from a July rooftop deck at 160°F down to a January morning at 40°F. TRC 980 is a 100% silicone product [manufactured in Arizona by Tucson Rubberized Coatings](https://www.rubberized.com/product/product-no-980-forever-coat/) — formulated for the exact climate it's being sprayed into.
- Thorough clean of the entire 20,000 sq ft roof surface — blowers, brooms, and pressure washing where required to remove all loose dirt, dust, leaves, and debris. Extra attention around every HVAC curb, drain, and roof penetration where debris accumulates.
- TRC 910 100% silicone flashing sealant at every roof drain — every drain assembly inspected for damage or deterioration, then sealed with TRC 910 [100% silicone flashing sealant](https://permatechroofing.com/wp-content/uploads/2022/04/tds-trc-910.pdf) to create a watertight bond between drain bowl, clamping ring, and the surrounding membrane field.
- Full membrane repair pass with compatible material and TRC 910 — the existing membrane inspected foot-by-foot for cracks, splits, blisters, and punctures. Every defect repaired with a compatible roofing membrane patch reinforced with TRC 910 100% silicone per TRC's manufacturer specifications.
- HVAC protection before spray — plastic sheeting, protective covers, and temporary barriers installed around every rooftop HVAC unit and sensitive mechanical component before any coating operation started, so no overspray reached condenser coils, fresh-air intakes, or control panels.
- First coat of TRC 980 100% silicone across all 20,000 sq ft — [TRC 980 Forever-Coat](https://www.rubberized.com/product/product-no-980-forever-coat/) 100% silicone roof coating applied uniformly across the entire prepared substrate at manufacturer coverage rate. First coat allowed to cure per TRC's product specifications before any second-coat activity.
- Second coat of TRC 980 100% silicone across all 20,000 sq ft — finish coat applied at spec, cross-hatched in application direction to the first coat, to build full mil thickness and uniform bright-white reflectivity across the roof field.
- Full site cleanup and debris disposal — every scrap of packaging, protective covering, scrap membrane, and general construction debris removed from the roof and the site, and the whole work area left clean and free of hazards for a working senior-living community.
Our ApproachThe approach: silicone restoration around a 24/7 senior-living community with 110 residents below
Solterra runs a 24/7 care operation. Residents live in the building. Nurses, caregivers, and family members are on-site around the clock. Meal service, medication rounds, and mobility assistance never stop. Every step of the Vanguard scope of work was sequenced so the community below could keep operating without disruption — no shutdowns of the HVAC field, no exposed openings during monsoon-season storm risk, no dust or overspray reaching resident windows or fresh-air intakes. The pressure-wash and clean pass ran with attention to how water drained off the roof so no runoff reached exterior walls or resident patios. Every HVAC unit — and Solterra has dozens of them across the flat sections, one for every resident wing — was masked and covered before any coating started, so cooled air kept reaching resident rooms all the way through spray day.
Vanguard's 6-step scope for the 20,000 sq ft Solterra silicone recoat
- Roof surface preparation — thorough clean of the entire 20,000 sq ft roof surface using blowers, brooms, or pressure washing as required to ensure optimal adhesion of repair and coating materials. Removal of all loose dirt, dust, leaves, and debris, with special attention around every HVAC unit, drain, and roof penetration.
- Drain sealant application — inspection of all existing roof drains for damage or deterioration, then application of TRC 910 100% silicone flashing sealant to seal and waterproof every drain assembly for a watertight connection that prevents leaks around drainage points.
- Membrane repair — examination of the existing roof membrane for cracks, splits, blisters, and punctures across all 20,000 sq ft. Every identified defect repaired using compatible roofing membrane materials in conjunction with TRC 910 silicone sealant to reinforce and restore waterproof integrity, in accordance with manufacturer specifications.
- Protective measures for HVAC equipment — before any roof coating operation, installation of plastic sheeting, protective covers, and temporary barriers around every rooftop HVAC unit and sensitive mechanical component to prevent overspray, dust, or debris from affecting equipment functionality below.
- Silicone roof coating application — 2 coats of TRC 980 — after surface preparation and repairs, application of two uniform coats of TRC 980, a high-performance 100% silicone roof coating. First coat cured per manufacturer guidelines before applying the second coat. Coverage rates and cure times per TRC product specifications for long-term durability, UV resistance, and waterproofing performance.
- Final cleanup and debris disposal — comprehensive site cleanup on completion, with removal and proper disposal of all job-related waste including packaging, scrap membrane, protective coverings, and general construction debris. The roof and surrounding work area left clean and free of hazards.
The drone photography shows the outcome: bright white 100% silicone running across every low-slope section of the property, sharp transitions where the flat roof meets the terracotta Spanish tile of the pitched wings, HVAC field cleanly detailed, and the whole 20,000 sq ft reading as a monolithic reflective surface from every angle. The finished roof drops rooftop deck temperatures by tens of degrees on Arizona summer afternoons, which takes measurable load off the HVAC that keeps Solterra's residents comfortable.
The DetailThe detail: why 100% silicone is the right chemistry for a senior-living roof in Chandler
There are three coating chemistries in the Arizona commercial recoat market: acrylic, urethane, and silicone. Silicone is the correct choice for a low-slope roof over an occupied Arizona senior-living community for three reasons. First, silicone doesn't lose adhesion when it's rained on before it fully cures — which matters between a July spray day and a monsoon cell that shows up unannounced. Acrylic coatings can wash off in that window; silicone doesn't. Second, silicone doesn't chalk or degrade under Arizona's UV load — the same 300+ sunny days per year that give Chandler its climate reputation is a stress test for a roof coating, and silicone holds its film integrity longer than acrylics or urethanes. Third, silicone stays flexible through the deck thermal cycling that opens up joints in every other chemistry — a Chandler roof deck runs 40°F to 160°F between January morning and July afternoon, and a coating has to move with that swing without cracking.
TRC 980 is a 100% silicone roof coating specifically formulated by [Tucson Rubberized Coatings](https://www.rubberized.com/product/product-no-980-forever-coat/) — an Arizona manufacturer producing the coating in Tucson for the Arizona market it will be sprayed into. That matters. Silicone chemistry is not homogeneous across brands, and a coating designed for Ohio or Texas will not behave the same way against Chandler summer roof-deck temperatures as a coating designed for Arizona. Pairing TRC 980 across the field with TRC 910 100% silicone flashing sealant at every drain and every membrane repair gives you a fully-compatible single-chemistry silicone system — one bond line, one warranty, one product family, no acrylic-to-silicone interfaces that can fail down the road.
The Warranty10-year no-leak warranty backed by an Arizona commercial roofer since 1957
The Solterra Senior Living silicone recoat is covered by a 10-year no-leak material and labor warranty. If any covered part of the 20,000 sq ft roof surface leaks in the next 10 years — coating failure, drain detail failure, membrane repair failure, or workmanship defect — Vanguard returns to make it right at no cost to the property owner. Vanguard Roofing AZ is a division of MSW Contracting LLC, a Chandler-based Arizona commercial roofer serving Valley properties since 1957. AZ ROC CR-42 #289663 and R-62 #283025. GAF, Versico, ARMORCOAT, and MuleHide certified. A+ BBB rating. Reachable at (602) 818-5791 for warranty service and any follow-up detail work over the life of the coating.
The ResultsThe results — a monolithic 20,000 sq ft cool-roof restoration and 10 years of no-leak coverage over 110 residents
The drone photography tells the whole story: 20,000 sq ft of low-slope roof at Solterra Senior Living restored with two full coats of TRC 980 100% silicone, every drain re-detailed with TRC 910, every HVAC unit cleanly protected and left running throughout, and the whole roof reading as bright white from every angle over the Spanish-tile pitched sections. The property owner gets a written 10-year no-leak warranty, a fully-compatible single-chemistry silicone system, and a cool-roof reflective surface that lowers the peak-summer load on the HVAC keeping 110 residents comfortable. And because the whole system is 100% silicone, when the recoat cycle comes back around in 10-15 years the next crew can recoat directly over the existing TRC 980 with another two-coat pass — no tear-off, no substrate rebuild.
Photo GalleryProject photos
FAQCommon questions
Who is Solterra Senior Living at Chandler and how big is the community?
Solterra Senior Living at Chandler is a two-story assisted-living and memory-care community at 350 S Alma School Rd in Chandler, AZ 85224, licensed for a capacity of 110 residents under Arizona state license AL7016C ([Care-Wise directory listing](https://www.care-wise.com/assisted-living-facility/Chandler/solterra-senior-living-assisted-living-center-directed-al7016c)). The community has operated on the Alma School Rd site since June 2007 and provides both assisted-living and memory-care programs with 24/7 on-site care ([LTCNews profile](https://www.ltcnews.com/care/listing/44752)). Vanguard restored the 20,000 sq ft of low-slope roof over the community's corridors, common areas, and rooftop HVAC field.
What roof coating system was applied and why was it chosen?
The system is a two-coat application of TRC 980 100% silicone roof coating over the fully-prepared and repaired low-slope membrane substrate, with TRC 910 100% silicone flashing sealant at every roof drain and every membrane repair. TRC 980 is a [100% silicone "Forever-Coat" roof coating](https://www.rubberized.com/product/product-no-980-forever-coat/) manufactured in Arizona by Tucson Rubberized Coatings and formulated specifically for Arizona UV, thermal cycling, and monsoon-season rain exposure. Pairing TRC 980 across the field with TRC 910 100% silicone at every detail gives a fully-compatible single-chemistry silicone system with one bond line and one warranty across every square foot of roof.
How large is the Solterra roof and what parts of it were restored?
Vanguard restored 20,000 sq ft of low-slope roof surface — the connected flat roof sections between the pitched terracotta Spanish-tile wings of the Solterra campus. Those flat sections serve the corridors, common areas, and the rooftop HVAC field that keeps every resident wing climate-controlled. The pitched terracotta tile sections over the residential wings were not part of the scope. The 20,000 sq ft field was cleaned, drain-sealed with TRC 910, membrane-repaired at every defect, HVAC-protected, and coated with two full coats of TRC 980 100% silicone in accordance with manufacturer specifications.
How was the work sequenced around Solterra's 24/7 senior-living operations?
Solterra runs 24/7 assisted-living and memory-care services with residents living in the building around the clock. Every step of the Vanguard scope was sequenced so that the community below could keep operating without disruption. All rooftop HVAC units were masked and covered before any coating started so cooled air kept reaching resident rooms; the pressure-wash and clean pass was managed to control runoff away from exterior walls and resident patios; no roof section was left open overnight; and the finished silicone system requires no interior access into the building at any point. Vanguard contracted directly with the property owner to run the project.
What warranty coverage does the finished roof carry?
The Solterra Senior Living silicone recoat carries a 10-year no-leak material and labor warranty. If any covered part of the 20,000 sq ft roof surface leaks in the next 10 years — coating failure, drain detail failure, membrane repair failure, or workmanship defect — Vanguard returns to make it right at no cost to the property owner. Vanguard is a division of MSW Contracting LLC, an Arizona commercial roofer serving Valley properties since 1957 with an A+ BBB rating and AZ ROC licenses CR-42 #289663 and R-62 #283025.
What happens at the end of the 10-year warranty period?
A properly-installed TRC 980 100% silicone roof coating gives a low-slope substrate a service life of 10-15 years before the next maintenance cycle. Because the entire Solterra system is 100% silicone, when the recoat cycle comes back around the next crew can pressure-wash and re-detail the existing TRC 980 and apply another two-coat pass of silicone directly over it — no tear-off, no substrate rebuild, no throwing away the field. That's the compounding value of a single-chemistry silicone restoration: the 20,000 sq ft of substrate protected today keeps compounding through every future recoat cycle.