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The ONLY Product You will Need to Fix Your Leaks!
No Primer Needed and One Coat!

A New Roof For A fraction Of The Cost!

 

Butyl MS Caulk

PRODUCT DESCRIPTION

Butyl MS Caulk is the evolution of high-performance sealants - a state-of-the-art hybrid polymer chemistry designed to withstand severe climate, weathering, and environmental conditions. Butyl MS Caulk is the ideal sealant for roofing, siding, and other construction & industrial applications.

Butyl MS Caulk adheres to a wide variety of substrates including EPDM rubber roofing, aluminum, Kynar coated metals, PVC, vinyl, steel, glass, marble, brick, concrete, wood, and many plastics.

Applications

  • Expansion joints
  • Commercial glass, windows, window manufacturing, and perimeter edge sealing
  • Residential and commercial roofing applications
  • Residential windows, doors, and siding
  • RV, trailers, and specialty vehicle manufacture and repair
  • Foundational waterproofing
  • Radon sealant

ADVANTAGES

  • Application temperatures as low as 30°F (-1.1°C)
  • UV stable
  • Fast cure limits dirt pick-up
  • Paintable
  • Solvent free

LIMITATIONS

  • Not for use in structural glazing applications
  • Not for use in applications below waterline, or applications experiencing continuous submersion
  • Not for use for sealing/bonding windshields

AVAILABLE COLORS

Butyl MS Caulk is available in White.

TECHNICAL DATA

TYPICAL PHYSICAL PROPERTIES
Typical Uncured Properties
Chemistry: Silicone hybrid
Odor: Low odor
Uncured State: Glossy paste
Application Temperature: 30ÂșF to 140ÂșF (-1.1ÂșC to 60ÂșC)
Tooling Time: 20 minutes
Cure Time: Approximately 24 hours per 1/8” (2.54cm)
Shelf Life: 1 year

TECHNICAL DATA (CONT.)

TYPICAL PHYSICAL PROPERTIES
Typical Cured Properties
Curing conditions of 75°F (24°C) and 50% relative humidity)
Cured State: Rubbery solid
ASTM-C920: Meets ASTM-C920 “Standard Specification for Elastomeric Joint Sealant” Type: S, Grade: NS, Use: NT, A, M, G;
ASTM-G151/ G-155: Meets ASTM-G155/151 for UV exposure
Temperature Range -75ÂșF to 220ÂșF (-59.4ÂșC to 104.4ÂșC) -
Intermittent exposure up to 250ÂșF (121.1ÂșC)
Paintability: Paintable with latex paint after 2 hours; with oil-based paint after 24+ hours
Joint Movement Capability +/-25%
V.O.C Content: 19 g/l

APPLICABLE STANDARDS & SPECIFICATIONS

SPECIFIED DIVISIONS

  • Section 07 92 00 - Joint Sealants
  • Section 08 00 00 - Openings

APPLICABLE STANDARDS/SPECIFICATIONS

  • ASTM-C920 - Standard Specification for Elastomeric Sealants
  • ASTM-G151/G155
  • Federal Spec: TT-S-00230C
  • FDA/USDA Requirements
  • AAMA 802.3 (Type II), 803.3 (Type I), 808.3, 805.2 (Group C)

EcoSeal Standards:

V.O.C. Content: 19 g/l

INSTALLATION SURFACE PREPARATION

Surfaces should be clean of any debris or material that may prevent or deter adhesion. Such debris includes, but is not limited to: dirt, frost, loose particles, existing sealants, grease, oils, rust, etc.

  • Cut tube nozzle to desired angle and thickness. Pierce inner foil seal. Place into standard caulking gun.
  • Hold at a 45° angle and apply by pushing sealant ahead of the nozzle to achieve a smooth seal.
  • Smooth caulk using a wet finger or a damp cloth for a clean, neat appearance. Wipe away excess caulk with a damp cloth before sealant skins. Complete tooling within 20 minutes.
  • Sealant normally “skins over” in 5 minutes, dries to touch in 1 hour, and cures and in 24 hours. Allow 7 to 14 days for full cure.
  • Allow a minimum of a 2 hour cure time before painting with latex or oil-based paints. The length of time for a full cure is dependent upon the thickness of the application and additional factors such as temperature and humidity.

INSTALLATION (CONT.) CLEANUP

Excess caulk should be cleaned off tools and nonporous surfaces while it is in the uncured state using a dry cloth or paper towels. Excessive amounts may require the use of a solvent such as acetone or mineral spirits. After curing, excess sealant must be cut or scraped away.

AVAILABILITY

Butyl MS Caulk and other EPDM Coatings are available from stocking distributors nationwide or direct from the manufacturer. For the name and telephone number of the nearest EPDM representative, call the number at the end of this document or visit www.epdmcoatings.com

PACKAGING OPTIONS

Part # Description Packaging Color
ES10W Butyl MS Caulk-10. Fl. Oz. (298.7mL) Tube 12 tubes/case White
ES10G Butyl MS Caulk-10. Fl. Oz. (298.7mL) Tube 12 tubes/case Gray
ES10B Butyl MS Caulk-10. Fl. Oz. (298.7mL) Tube 12 tubes/case Black
ES10DB Butyl MS Caulk-10. Fl. Oz. (298.7mL) Tube 12 tubes/case Dark Bronze
ES10T Butyl MS Caulk-10. Fl. Oz. (298.7mL) Tube 12 tubes/case Tan

MAINTENANCE

Inspect sealant at a minimum of every five years. If sealant or bond of sealant is damaged, completely remove or cut away sealant in the damaged area, clean surface, and reapply sealant.

TECHNICAL SERVICES

EPDM Coatings representatives are available to assist you in selecting the sealant or adhesive appropriate for your application. For further assistance contact your local EPDM Coatings representative, or contact us via our website www.epdmcoatings.com

WARRANTY

EPDM Coatings warrants this product’s performance provided it is properly stored and applied within 1 year. If, when applied as directed, this material proves to be defective, return the remaining product and proof of purchase for refund or replacement of product exclusive of labor or cost of labor. This is the sole and exclusive remedy for defects of product failure. The determination of eligibility for this warranty shall be made at the sole discretion of EPDM Coatings and any decision made shall be final. This warranty is in lieu of any other warranties, expressed or implied, including but not limited to a warranty of merchantability or fitness for a particular purpose, and in no instance will EPDM Coatings be liable for damages in excess of the purchase price, except where such exclusion or limitation is prohibited by state law. Users must read and follow the directions of the current Technical Data Guide and SDS prior to product use. The user determines the suitability of the product intended for use and assumes all risks. Recommendations for the use of this product are based on tests we believe to be reliable. The manufacturer and seller are not responsible for results where the product is used under conditions not in strict accordance with our published recommendations and in applications considered suitable for this product. EPDM Coatings shall not be responsible for the use of this product in a manner to infringe upon any patent or any other intellectual property rights held by others.

CAUTIONS

DANGER: CAUSES SERIOUS EYE AND SKIN IRRITATION. MAY CAUSE RESPIRATORY IRRITATION. MAY CAUSE ALLERGIC SKIN REACTION, DAMAGE TO ORGANS, AND CANCER THROUGH PROLONGED OR REPEATED EXPOSURE.
Wear protective gloves. Wear eye or face protection. Use only outdoors or in a well-ventilated area. Avoid breathing dust. Wash hands thoroughly after handling. IF INHALED: Remove person to fresh air. IF ON SKIN: Wash with soap and water. Remove contaminated clothing, washing before reuse. If skin irritation occurs: Get medical attention. IF IN EYES: Rinse cautiously with water. Remove contact lenses if present and easy to do. Continue rinsing. If eye irritation persists: Get medical attention. IF INGESTED: Wash mouth with water. Remove victim to fresh air. Give small quantities of water to drink. Do not induce vomiting. Store locked up. Dispose of contents in accordance with all local, regional, national, and international regulations. KEEP AWAY FROM CHILDREN.

WARNING: This product can expose you to Titanium dioxide, which is known to the State of California to cause cancer. For more information, go to www.P65Warnings.ca.gov

EPDM Coatings - Fix Roof Leaks For A Fraction Of The Cost!

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June Offer

For Over 25 Yrs Liquid Butyl Rubber Has Been the Choice of Thousands of Customers. Get an additional 18-20 Yrs out of our one coat application vs. other traditional coatings that last 4-5 yrs!

  • No primer needed
  • One Coat
  • 5 year shelf life
  • ASTM Certified
  • Liquid Butyl Rubber works for virtually any surface. Click here for List of Uses
  • Our proprietary solvent allows for a unique chemical cross-link to occur; whereby the Liquid Butyl Rubber and the surface chemically fuse together to become one.
  • Can be exposed to freezing temps during the drying process but will NOT continue to dry until it gets above 50 degrees.
  • Waterproofs within 2-3 hours of application; unlike other products that require 24 hours or more to dry. A light rain 2-3 hours after application will not affect the material or its performance. 8-10 hours for a full cure
  • It is a rust inhibitor-adhesion promotor-UV stabilizer and has built in mildewcides
  • Will take standing water 365 days a year
  • Contains mildewcides to deter mold from growing on your roof
  • Over time it will not lose reflectivity meaning it will continue to reduce thermal heat from entering the building.
  • It can be stored at freezing temperatures.
  • Our product can be recoated.
  • Because it is a liquid you will never need to worry about seams. As the product dries, you can literally see the roller marks disappear.
  • Unlike any elastomeric, acrylic or urethane -- you can apply Liquid Butyl Rubber three times thicker.
  • A true "Do-It-Yourself" product with over a 30-year history of success.
  • Accelerated aging testing has proven Liquid Butyl Rubber to out-perform elastomeric & urethane three times longer.
roof leak sealant

WHY IS LIQUID BUTYL RUBBER THE BEST CHOICE?

If you are not using Liquid Butyl Rubber your roof is not getting the best roof coatings it deserves. Over a 25 year history of success, it has proven to be the best and most versatile coating on the market.

When looking for a long-term solution to your roof leak or extending your roof's life another 18-20 years, it is critical to choose the correct product the first time, so you don’t have to repeat the process later. We outlined several key benefits and characteristics of our Liquid BUTYL Rubber in the above bullet points. Equally important is looking at the overall cost. For example, what is cost per square foot and the resulting mil rate when dry? The thicker the mil rate the more protection and years added to your roof’s life. Does it require a primer or multiple coats? Why add unnecessary weight to a roof by using multiple-coat systems? These questions will not only determine the overall price you are paying for the product but also the additional installation costs assuming you are not applying it yourself. Our Liquid Butyl Rubber is a one-coat process, saving you time and money. There are no primers needed, so when you add up the cost of other systems that require primers and multiple coats, you have far exceeded the cost of Liquid Butyl Rubber. Also, our product is a solvent-based system not water-based making our product a superior choice. Why? Because Solvent-based coatings are significantly less susceptible to climate conditions, freezing temperatures and have a very high resistant to extreme weather conditions. Liquid Butyl Rubber will withstand ponding water literally 365 days a year! So, for everyone with a flat roof the choice should be clear.

Liquid Butyl Rubber has a thicker consistency that other coatings and results in a 20-mil film thickness. Other coatings may require 2 or 3 coats to achieve the same thickness. One of the main characteristics that makes Liquid Butyl Rubber so unique is in the chemistry of the drying process. As the product dries it chemically cross-links, creating a chemical bond whereby our coating and your roof fuse together to literally will become one in the same. Also, during the drying process the product will force out, and up to the surface, what would otherwise be trapped air (in other types of roof coatings). This is the reason other coatings have a tendency to crack after a few years especially elastomerics and water-based coatings. Our Liquid Butyl Rubber has a 500% elongation and over 1520 psi tensile strength allowing it to handle any roof that expands and contracts due to temperature changes. When the product dries what you have is a smooth seamless membrane.

Liquid Butyl Rubber can be applied directly on more types of roofs than other coatings on the market without the need for special primers. It has been the #1 roof coating recommended time and again by contractors throughout the USA. It is an economical and long-lasting solution, a proven alternative to roof replacement.

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EPDM Coatings 2026 Winner

EPDM Coatings has earned a 2025 Metal of Honor Award!
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EPDM Coatings
EPDM Coatings LLC

Liquid Butyl Rubber is applied in one coat at a 20-mil film (50 sq. ft per gallon) thickness and will still withstand extreme temperatures. That is the beauty of the product. Radical extremes in temperature where constant surface temperatures reach 250°F or above or -40°F or below is not an issue for this product. There is no need for a second coat. 1 gallon covers 50 sq ft and a 5 gallon covers 250 sq ft. Customer is responsible for determining their square footage.

25 years of field study and thousands of satisfied customers have made Liquid Butyl Rubber the roof repair solution for many applications. Liquid Butyl Rubber is so versatile it can easily be applied to metal, rubber, fiberglass, concrete, Hypalon TPO, BUR, foam and many other surfaces. Liquid Butyl Rubber has proven to outlast acrylic, urethane and elastomeric by a factor of three. There may be lower-cost products on the market, but none that have the long-term durability, waterproofing ability and tolerance to extreme temperatures like Liquid Butyl Rubber or EPDM Coatings. Other roofing coatings require two to three coats, so not only does this triple your material cost but also triples your labor expense. If you are looking to add less weight to your roof with a one coat system that has proven itself over the years look no further. Here is a sample of just some of the companies who have use our products and have returned time and time again!

epdm coating epdm coating

EPDM Coatings Cost Compared To The Competition

EPDM Cost Compared

Application of EPDM Coatings is easiest when the surface is flat, clean and smooth. Like all painting projects, the most time-consuming aspect is often cleaning, repairing and preparing the surface for application.



Liquid Butyl Rubber Roof Coatings

EPDM coatings has been featured in Article Insider, as well as Roofers Exchange, Building Service Management and recently won Metal Roofing Magazines product of the year. EPDM coating products have always been made right here in the USA. In addition, we source our suppliers from the USA as well. The product comes with the catalyst already in the can. Simply mix the product with a drill mixer and you are ready to apply. Application is with a 3/8-inch nap roller. Simply put the lid on the product to avoid air getting to it to avoid the curing process. For any material left in the can, fasten the lid tightly and you can store it for up to five years. For best results, the product should be applied between temps of 50-100° Fahrenheit. If you are using spray equipment; then 70°. The product requires daytime temperatures of at least 50° to cure. Temperatures can fall below 50°, and once they rise again above the 50° it will continue to cure. Roof leak repairs are an unwelcome reality to every owner of a residential or commercial building, mobile home or recreational vehicle. Roof leak repairs can involve almost anything, including replacing damaged shingles, mending holes, fixing roof leaks, or repairing dents with roof coatings.

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Featured Customer Testimonials

EPDM coatings had asked us to put together a summary of a project we completed three years ago in Connecticut. The project consisted of recoating an existing 15,000 sq. ft. epdm roof. Approx. age 14 years. The existing roof began chalking and retaining water in many areas. Also significant separation within the seamed areas had developed. Our crew first power washed and vacuumed the entire roof. Next day we came back and sealed off all separated seams with the two sided Butyl tape and did all our prep work around the seams, chimney's etc. Total project took 74 of the 5 gallon pails cost of materials was approx. $1.32 per square foot. Two other systems we explored was an acrylic elastomeric requiring two coats of material cost .55 per square foot so essentially 1.10 for the two coats and a butyl coating that require a primer. Both products there were at $1.43 a square foot. This does not include labor just material costs. Labor costs would have been about 2.2 times higher with the other products. We had spent two months over the summer going back and forth with the owner and researching what we were going to use for this roof and we had specific marching orders from the owner. They wanted a one coat system, did not want to have issues with ponding water and did not want to have to come back in a few years to repair it. After this first job we do not use any other product; hands down. There are many reasons but in the interest of time here you go. First it is the only roofing product in the U.S that is warrantied on flat roof against ponding water and that right was the deciding factor. It is not some cheap water based acrylic or elastomer I think we all know how those work essentially recoating them every 2-4 years. The Butyl Liquid Rubber cures by product and as it cures the Butyl Liquid Rubber will chemically bond itself to the roof you are applying it on. We have not seen any product with that type of chemistry and bonding properties without giving up any tensile strength. This is why it can claim its 18-20 year life expectancy. It really is the only roofing material we have seen that immediately waterproofs. On our third day late in the evening we had a shower come through and we needed to stop for the day. We called the company with our concerns since we thought the material that was not dry was a total loss. We came back the next afternoon and the water evaporated and the product continued to cure. In addition a portion of that area is where the owner had a nasty leak which by the way stopped even though the product did not have sufficient time to dry. If your client is looking for solid performing product that you'll never have to worry about getting a call from them saying the roof is leaking then this is it. If your client is just looking for the cheapest thing to coat your roof this is not the product and my suggestion is to run from that potential customer you can not use cheap materials and expect them to hold up for any length of time; it is just not worth the reputation all of us work so hard to develop over the years.
Mario
Toplevel Rofing

Liquid Butyl Rubber comes in two standard colors; white and black. For orders over 20 gallons we have the following custom colors available for an additional $15.00 per 5 gallon pail. Approved Uses for Liquid EPDM Coatings Butyl Rubber.

Liquid Butyl Rubber applied over generally sound single-ply EPDM can extend the life of the single-ply EPDM an additional 20 years. Save thousands of dollars on normal roof installations. Fix roof leaks while sealing and protecting surfaces. It’s a one-coat application that works great on existing EPDM rubber roofs. No primer or topcoat is needed; a truly simple application! It cures above 50°. Great for roof leak repair, commercial and residential roof leak repair, and industrial applications, pitch and non-pitch roof repair, trailer leak repair, camper leak repair, RV roof leak repair, houseboats, pond liners, basement waterproofing, roof seal leaks, shingles, gutters, steel roofs, air-conditioner enclosures, cooling towers, galvanized steel/metal roofs, unit-heater flues, smoke stacks and chimneys, fiberglass, and non-porous masonry surfaces and vessels. RV Roof Magic is great for roof repairs. Stops leaks in ponds and fountains with Pond Pro 2000, specifically formulated to be safe for fish and plant life. Compare the total cost of your project. Now look at what you save in labor by doing the project yourself!

Roof leak repairs with roof coatings are often made after the damage has been done. However, you can avoid roof leaks and unnecessary damage altogether if you keep up with routine roof maintenance. A surprising 65% of roof replacements are performed because of roof leaks. Leak repair is a top priority among building owners and managers. Break the roof-repair cycle with Liquid Butyl Rubber Coatings. Liquid Rubber has also formulated custom EPDM Coatings and EPDM Rubber Coatings for your specific commercial and industrial needs. RvRoofMagic and Liquid Butyl Rubber are liquid products for leak repair that forms a membrane of 100% pure Butyl rubber when cured. This rubber coating is specially formulated for roof and leak repair. EPDM rubber coatings can be widely used for commercial purposes.

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Stop making the same repairs using less reliable products that are not Butyl-based, are not UV and ozone resistant, and do not have flexibility built into the material (causing them to crack). Butyl rubber will expand and contract with any surface as seasons change and will not crack because of temperature fluctuations. Other products will begin to bubble and crack in less than two years.

A Sample of EPDM Coating’s Client List


epdm roof coatingJFK Airport epdm roof coating New England Patriots (Gillette Stadium) epdm coating U.S. Army
epdm coating FAA EPDM A Kennedy Space Center EPDM Tesla Motors
epdm roof sealant Piggly Wiggly Grocery epdm roof sealant Dallas Airport epdm roof maintenance NASA
epdm roof maintenance Kohl's Department Stores epdm liquid roof Marriott Hotels epdm liquid roof Holiday Inn
epdm coating Dow Chemical Corp epdm coating UPS epdm coating Quality Inn Suites
EPDM Federal Bureau of Prisons EPDM Applebee's Restaurants EPDM ABB Asea Brown Boveri
epdm roof sealer Cyalume Light Technology epdm roof sealer Hampton Inn epdm roof sealer Siemens Rolm
epdm coating Mystic Aquarium epdm coating Convault Tank epdm coating Pan Jit
epdm coatings Embassy Suites epdm coatings New York City-DOT epdm coatings Days Inn

A Sample of EPDM Coating’s Client List

epdm roof coating
JFK Airport		 epdm roof coating
New England Patriots (Gillette Stadium) 		epdm roof coating
U.S. Army
epdm coating
FAA		 epdm coating
A Kennedy Space Center 		epdm coating
Tesla Motors
EPDM
Piggly Wiggly Grocery		 EPDM
Dallas Airport		 EPDM
NASA
epdm roof sealant
Kohl's Department Stores		 epdm roof sealant
Marriott Hotels		 epdm roof sealant
Holiday Inn
epdm coatings
Dow Chemical Corp		 epdm coatings
UPS		 epdm coatings
Quality Inn Suites
epdm liquid roof
Federal Bureau of Prisons 		epdm liquid roof
Applebee's Restaurants 		epdm liquid roof
ABB Asea Brown Boveri
EPDM
Cyalume Light Technology		 epdm liquid roof
Hampton Inn		 epdm liquid roof
Siemens Rolm
EPDM Coatings
Mystic Aquarium		 EPDM Coatings
Convault Tank 		EPDM Coatings
Pan Jit
epdm roof maintenance
Embassy Suites		 epdm roof maintenance
New York City-DOT		 epdm roof maintenance
Days Inn

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