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As a property owner or manager, you can easily describe the exterior look of your building. But more importantly, do you know what it's made of? There are five types of commonly-used building exteriors and façades: glass; concrete; masonry, (which includes stone/brick/concrete block); metal; and Stucco/EIFS (Exterior Insulation Finishing System). It is vital to the safety of tenants and visitors for a commercial property owner or manager to be aware of the type of exterior or façade that covers their building.

As with anything that has been left exposed to the harsh outdoor environment for any length of time, building exteriors and façades will eventually require restoring or repairing. Locating a qualified company to complete this work is an extremely important step.  Common environmental challenges such as rain, excessive heat, or snow naturally wear down building exteriors. The simple fact that all building sealants and other exterior building materials have a life expectancy means that the exterior of a building will inevitably need some type of repair to stop water leaks and/or the loss of valuable energy. Inside, conditioned air can escape through the expansion joints and window seals if the sealant material has exceeded its life expectancy. It is a good practice to make sure that you have a reputable waterproofing contractor who can inspect your building for failed window seals, failed sealants, and bad expansion joints.

Lacking a high quality, clear waterproofing sealer on concrete, precast, or brick exteriors can leave the building susceptible to other problems. The most detrimental of these problems is masonry spalling. This occurs when water from precipitation is absorbed into the pores of the unsealed building material. When temperatures plummet, as typically occurs during the winter months, there is an expansion and contraction of the building material.  Over time, this natural cycle forces the water through the material, causing the concrete or precast to crack and spall. Spalling can create pathways for water infiltration, in addition to unsightly and unsafe patches of precast on the sides of the building.

The first step to corrective action or being proactive with your building's exterior is to contact a qualified waterproofing contractor who is well-versed in all waterproofing and restoration applications. A truly reputable waterproofing contractor will perform an investigative diagnostic study at a nominal fee. Their study will include a full report with costs associated to repair any problems discovered. Good waterproofing contractors will also create a specific profile for each individual building owner's budget. These repairs differ in complexity and range from repairing all through-wall flashing to applying a caulk or sealant. Additional corrective actions may include butt-joint repair, façade repair, building envelope repair, tuck pointing, wet sealing, expansion joint repair or replacement, EIFS repair, or the application of an exterior coating. We will address three of the more common repairs in the following paragraphs.

Expansion Joint Repair

Expansion joint and sealant breakdowns are caused by age, UV exposure, substandard installation, inferior product quality, and building movement. This can lead to water intrusion, structural breakdown, equipment damage, corrosion, and mold. The old sealants and joints must be replaced in order to correct these breakdowns.

EIFS Repair

EIFS issues may result from weather, which may create problems such as cracks, water damage, leaks, and corrosion. Necessary repairs or replacements should be executed very quickly to avoid subsequent problems.

Façade Repair

Façade failure can be caused by age, substandard installation, poor materials, and environmental pollutants. Structural breakdown of any kind is problematic, but façade failure can lead to spalling. As previously mentioned, spalling is a flaking or breaking off of large chunks of material that affects masonry or concrete (excluding stucco).  If not managed properly, this situation can become dangerous to the point of causing equipment damage. The building's appearance becomes unsightly and aesthetically unpleasant.

There are many important reasons to maintain the exterior or façade of your commercial building. Regular maintenance by qualified waterproofing experts minimizes costly problems like spalling, water intrusion, and deterioration. Repairs to your building's exterior can become very expensive, very quickly. This is one of the many good reasons to keep an eye on your building(s), thus saving you a significant amount of money and problems in the long run.