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Flex Seal and roof leaks

Does Flex Seal Work on Roof Leaks?

Flex Seal Liquid can hold back water for a while on a clean, dry spot, as the maker's own instructions describe. But a leaking roof is wet, hot and rarely leaking where you see it. A sealant hides a leak without fixing the cause. Treat it as a short stopgap, never a repair.

You have a drip, rain is coming and there is a can of sealant in the garage. Here is what the maker says it does, where it runs out, and when to call a roofer.

Licensed & InsuredFlorida CCC1331076
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What the maker says

What is Flex Seal Liquid made to do?

Flex Seal's own FAQ describes the Liquid as a coating you brush, roll, dip or pour on to form a durable, watertight, flexible barrier. It is a real product with real uses. A roof is a hard place for it.

Flex Seal makes several products, and the details differ by product. On its FAQ page, the maker says Flex Seal Liquid is a coating that seals out air, water and moisture and is chemical and UV resistant. It says the Liquid is best applied to a clean, dry surface without grease or oil. Those are fair claims, and nothing here argues with them.

The same FAQ also sets limits. The maker says it does not recommend Flex Seal Liquid for underfoot applications. It says that if the Liquid is applied in heavy rain, some of the product may wash away, so it suggests applying it 24 hours before any heavy rain, hail or snow if possible. It gives a surface temperature range of 32°F to 120°F for applying it. And it says that once fully cured, most traditional paints will not go over it.

In the Liquid answers we read, roofs and leaks are not named. The maker's how-to page lists guides for epoxy, putty, tape strips and a crawl space, and we did not find a roof leak guide on the first page of it. That does not mean the Liquid cannot slow a drip. It means the maker does not present it as a roof repair method, so treat the roof question as your own judgment call.

The short version, for a quick answer: it may slow a small leak for a while if conditions are right, and conditions on a leaking roof are rarely right. The rest of this page explains why, and what lasts longer.

Leak tonight and a storm coming?

Coastline does temporary repairs and tarps to keep water out, and then finds and fixes the cause. Send a photo and say what the roof is doing. Coastline Roofing works all over Florida (license CCC1331076).

Call (941) 896-7793 or text your town and a photo.

Where it runs out

Why do sealants struggle on a roof leak?

None of this says the product is bad. These are the conditions a roof puts any sealant through.

A leaking roof is wet and dirty

The maker says the Liquid is best on a clean, dry surface without grease or oil. A roof that is leaking is wet by definition, and it is usually dusty, mossy or sandy from the granules wearing off. The cleaner and drier the spot, the better the maker says it works.

The leak shows up in rain

The maker says to apply the Liquid 24 hours before heavy rain, because rain can wash some of it away. Most people reach for the can while the rain is falling or just after, which is the situation the maker warns about.

A roof can run hotter than the label range

The maker lists 32°F to 120°F as the best surface temperature for applying the Liquid. IBHS says sunshine can push a roof over 200°F. A south-facing slope on a Florida afternoon can sit well above the label range.

A roof gets walked on

The maker does not recommend the Liquid for underfoot applications. Whoever fixes the roof later, including you, a roofer or an inspector, will stand on it. On a tile roof, walking is a problem all by itself. See walking on a tile roof without cracking tiles.

Paint will not cover it

The maker says that once cured, most traditional paints cannot go over the Liquid. That makes a patch permanent in appearance, which can make a later repair harder for a roofer to work around. That is our view, based on the maker's paint note.

The leak is not always where the water shows

A stain on the ceiling is where the water came out. Where it got in can be some distance away. Sealing the wrong spot hides nothing from the water. Our guides on finding where your roof leaks and ceiling water stains explain how to trace it.

Temporary vs lasting

Which quick fixes are temporary, and which last?

Every quick fix on this list is a way to buy time. Only a repair that fixes the cause is meant to last.

Quick roof fixes compared
OptionWhat the maker or source saysBest useLimit
Flex Seal LiquidA coating you brush or roll on for a watertight, flexible barrier. Best on clean, dry surfaces, applied between 32°F and 120°F surface temperature.A small, dry, reachable spot while you wait for a rooferNot recommended underfoot. Rain can wash it away before it cures. Most paints will not stick to it.
Flex TapeThe maker's FAQ: it is a temporary, emergency repair and is not meant to be a permanent fix.A short stopgapThe maker calls it temporary.
TarpOSHA says reinforced plastic tarps, called blue roofs, provide temporary protection for storm-damaged roofs.Covering storm damage until repairsInstalling one means climbing a damaged roof. OSHA says a tarped roof is very slippery, especially when wet.
Repair by a licensed rooferFlorida law says a roofing contractor can install, maintain and repair roofs.Fixing the cause, not just covering itNeeds the roof inspected first.

Coastline does temporary repairs and tarps too, so we are not saying a stopgap is wrong. If the weather is coming, a stopgap beats a wet ceiling. The point is to treat it as a stopgap and to get the cause looked at. Our guide on what to do until the roofer arrives covers the safe version, and my roof is leaking walks through the first hour.

If you try it anyway

How do you use a sealant on a roof as safely as you can?

Wait for dry weather, stay off the roof if you can, and tell your roofer what you used.

  1. Wait for a dry window

    The maker's FAQ says the product works best on a clean, dry surface and should go on well before heavy rain. Working on a wet roof is also how people slip.

  2. Stay on the ladder if you can

    OSHA's fact sheet says to avoid getting on the roof when a job can be done from a ladder. If you use one, set it at a 4 to 1 angle, one foot out for every four feet of height to the eave, and extend it three feet above the roof edge.

  3. Keep clear of power lines

    OSHA says to treat every overhead power line as live, and not to use a metal ladder close to energized lines.

  4. Do not walk a steep roof

    OSHA's guidance for workers says not to stand on a roof steeper than 4 in 12 without fall protection. If you cannot reach the spot from a ladder, do not go up. Our guide on repairing your own roof covers the risks and Florida's owner rules.

  5. Take photos before and after

    Photograph the area, the date and the product. A roofer or an insurer will want to know what was done.

  6. Call a roofer anyway

    A sealant is a stopgap. Have the roof looked at so the cause gets fixed, not just covered. NRCA says closer damage assessment and repairs should be done by a professional roofing contractor.

Be extra careful on tile and steep roofs

Tile cracks under foot and steep slopes are where falls happen. If your roof is tile or steep, a tarp or a roofer's temporary repair is a safer way to buy time than climbing up with a can.

Florida law

Who is allowed to coat a roof to stop leaks in Florida?

A licensed roofing contractor. Florida's definition of roofing contractor covers coatings that are sold as stopping leaks.

Section 489.105(3)(e) of the Florida Statutes defines a roofing contractor as one whose services are unlimited in the roofing trade and who can install, maintain, repair, alter, extend or design roofing, waterproofing and coating. The one exception covers coating that is not represented to protect, repair, waterproof, stop leaks or extend the life of the roof. In plain terms, a company that sells a coating as the fix for your leaks is doing roofing work and needs a roofing license.

That law is aimed at contractors, not at you using a can on your own home. Owners have their own rules, covered in can I repair my own roof. But it is a useful check if someone knocks and offers to coat your roof. Ask for a license number and look it up on the state website. Our guide on how to verify a Florida roofing license shows how, and roofer vs handyman explains why it matters.

This is general information, not legal advice.

What a roofer does differently

What does a roofer do about a leak that a sealant does not?

A roofer finds where the water gets in, fixes that spot, and puts the roof back together the way it was built.

Coastline starts with an inspection and a written photo report, so you can see what is wrong before anything is fixed. On a tile roof, Josh usually flies a drone over it first to look for cracked or slipped tiles without walking on them. Josh reviews every job, and the crew follows a checklist.

The fix depends on the cause. A damaged shingle gets replaced. Flashing, the metal that seals roof joints, gets repaired or replaced. If water has soaked the roof deck, the wet wood has to be dealt with, not coated over. If the leak is a sign the roof is near the end of its life, you hear that too. For a sense of what repairs involve and what moves the price, see roof repair cost in Florida and our roof repair page.

Reviews

What homeowners say about working with Coastline

★★★★★
"Josh was very thorough diagnosing a hard-to-find leak on a tile roof, after 2 other roofing companies tried but failed to catch the problem. ... Great work at a fair price, great service."
Mark R.Leak repair, tile roof
★★★★★
"Loved how Josh used his drone to identify cracked and slipped roof tiles and sent us the photos. Photos also taken of completed work."
Felicity K.Tile roof inspection
★★★★★
"They did a good job on the repair so I would definitely recommend them."
Duke H.Roof repair, Florida Gulf Coast
FAQ

More questions

Can I put Flex Seal on a wet roof?

The maker's FAQ says Flex Seal Liquid is best applied to a clean, dry surface, and that some product may wash away if it is applied in heavy rain. The maker does say its Spray can go on a wet surface in an emergency, though it adheres better dry. Wet application is a stopgap at best.

Will it affect my shingle warranty?

Warranty terms differ by shingle maker, and we do not quote them here. Read your own warranty paperwork or ask the shingle maker before you coat or patch anything. A roofer who did your install can also tell you what the paperwork says.

How long does Flex Seal last on a roof?

The maker's FAQ gives no lifespan for the Liquid. It calls Flex Tape a temporary, emergency repair that is not meant to be permanent. With heat, rain and foot traffic on a roof, we would treat any sealant as a stopgap and have the cause looked at.

Does it work on a tile roof?

The maker's Liquid answers do not name tile. The Tile Roofing Institute says tile roofs should be installed by a certified professional roofing contractor. Tile also cracks under foot, which is why Josh usually flies a drone over a tile roof first. A sealant over a cracked tile covers the damage without replacing it.

When should I stop and call a roofer?

Call when a stain grows or comes back after rain, when the roof is steep, tile or high, when the ceiling or the roof sags, or when you cannot reach the spot from a ladder. Our guide on a sagging roof covers one of the signs that waits for no one.

Want the leak found and fixed, not just covered?

Coastline will inspect the roof, send a written photo report and give you a straight answer on the cause and the repair.

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