types of concrete sealers

A Guide to the Types of Commercial Concrete Sealers & Their Role in Concrete Upkeep

/in /by

Many different building materials are visible in commercial buildings and structures, and all of them need some sort of waterproofing membrane or sealant to protect them from the elements. Of all the building materials available today, concrete is still among the most common, particularly when considering exterior facades and visible components of most commercial structures these days. Concrete, of course, is a porous material that is easy to use on taller skyscrapers and buildings. The lighter weight of concrete, compared to other materials, is due to that porous composition that lets it breathe freely and absorbs water and air. Commercial concrete sealers can make a world of difference in preserving the aesthetics and durability of the façade and exterior components and many interior aspects.  Understanding the various types of concrete sealers available and their role in concrete repair and maintenance is a critical part of commercial building management and maintenance. 

Waterproofing and Sealing Basics

A lot goes into applying waterproofing sealants to commercial buildings and dealing with resealing concrete, however, including hazard awareness, safety concerns, injury prevention, and integral concerns. According to the official OSHA website, “the hazards experienced in the sealant, waterproofing, and restoration industry are common to the construction industry in general. These include health hazards, such as asphalt fumes, lead, silica, and solvents; and safety hazards, such as falls from elevation, awkward and heavy lifting, flammables, and power tools. An important step in addressing these hazards is to conduct task-specific hazard analyses to identify what hazards to expect and to then plan for their control.” Sealing is essential for protecting porous surfaces from damage and maximizing the lifespans of building facades. Commercial building waterproofing envelopes can protect against:

  • Water damage
  • Temperature damage
  • Chemical damage
  • Stains and discolorations
  • Abrasions and chips
  • UV and sun damage
  • Cracks and separations
  • Shock and vibration damages
  • Foot traffic wear and tear

However, choosing the wrong sealant can cause problems with the appearance and integrity of the building. It can also lead to wasted time, money, and resources if the sealant needs to be  removed or reapplied more often than what would otherwise be required.  Correcting commercial concrete sealer mistakes is a costly and labor-intensive process, so choosing the proper waterproofing sealant and correctly installing the envelope is of the utmost importance for a successful and long-lasting seal. Failure to do so can lead to a myriad of commercial building water damages.

Safety And Hazard Control When Applying Different Types of Concrete Sealers 

This essential aspect of commercial building maintenance and upkeep requires specialized training and a unique skill set. It is always best to leave waterproofing and leak investigation work to the pros. They can ensure a proper application, thanks to extensive training with the various products, chemicals, equipment, and gear needed to do the job. 

Working with commercial concrete seal experts makes it easier to ensure they follow all proper guidelines, regulations, and protocols while working. As highlighted by the Sealant, Weatherproofing, & Restoration Institute, “Where feasible, workplace hazards are prevented by effective design of the job site or job. Where it is not feasible to eliminate such hazards, they must be controlled to prevent unsafe and unhealthy exposure. Once a potential hazard is recognized, the elimination or control must be done promptly.” These procedures often cover essential measures that can include: 

  • Using manufacturing skills, equipment, and techniques when needed to address issues. 
  • Maintaining the facility and regularly using equipment to keep things up and running. 
  • Using managerial controls to reduce exposure frequency and combat natural forces.  
  • Training supervisors to perform site inspections and safety checks.  
  • Establishing safety and medical stations on-site to ensure staff safety at all times.
  • Addressing any safety hazards as soon as they are known.
  • Implementing water leak detection checks and protocols throughout the building. 
  • Providing proper training for all team members on equipment and machinery.
  • Maintaining strong lines of communication and making it easy to share data, reports, and updates.

Training makes up a significant component of management. Keeping up effective safety protocols for waterproofing and maintenance teams requires constant observation and inspections. Likewise, careful monitoring of critical aspects of building renovation and upkeep is also needed. Proper training must address the responsibilities of both management and employees at the site. Employees should be able to recognize  hazards and have the ability to observe something or someone and know that there is a problem or concern that requires attention.

The Basics of Commercial Concrete Sealing

Concrete sealing involves the application of a specially developed compound to the surface of the concrete or other stone materials that will shield it from the damaging effects of the weather and environment. Choosing from the many types of concrete sealers and coatings can sometimes be overwhelming, but it gets easier when basic classifications break it down. 

Topical film-forming sealers create a layer of waterproofing on top of the material and dry to form a protecting coating or shell of sorts. A penetrating concrete sealer soaks into the concrete to waterproof it and allows for a more natural look and feel to the stone while still making it water-resistant.

Concrete pavement requires a great deal of time and money, but several key benefits arise after a seal coat has been applied:

  • Blocks water intrusion.
  • Prolongs the longevity and durability of the material.
  • Provides an extra layer of protection against wind, rain, sun, and other elements.
  • Creates a barrier against oil, chemicals, aging, etc.
  • IMakes snow melt faster and water dry faster so it won’t soak into the material.
  • Keeps the cost and frequency of basic repairs and maintenance down.
  • Improves curb appeal and keeps the exterior looking clean and neat.

When to Apply a Sealant Coat to Concrete

In most cases, the sealant should go on the building as soon as the new concrete will support the weight of the installer and any scaffold ting and apparatuses needed. Sometimes the concrete must be fully cured before application; that is determined and accounted for during the planning stage.. Curing most concrete usually takes up to 30 days. 

Regardless of timing, applying sealant is a can’t-skip step because the building envelope is a critical part of the exterior structure. Virtually all pavements benefit from being seal-coated, and industry experts recommend applying the initial waterproofing application within the first year of construction. The process should be repeated every two to four years, or however often is needed based on a specific factor, as part of a general maintenance plan. On business properties, professionals should apply commercial concrete sealers for the best results through small touch-ups on an as-needed basis. 

What Does the Process of Concrete Sealant Application Look Like?

How a sealer gets applied to the building can profoundly affect the final outcome and performance. Therefore, it is important to choose the proper sealant and application method combined with environmental factors and other conditions Using the right tools makes it easier to achieve the best coverage rate and get the coating just right to seal the building without it being too thick and bulky or failing to get the layer thick enough or evenly applied. While there are some general rules for sealant services and applications,  all trained and experienced applicators refer to specific guidelines and handling protocols for each product. The most important rule to remember is that less is more, regardless of the method used to apply the many types of concrete sealers.

Spray

  • Used with thinner coatings and more liquid or watery products.
  • Commonly used for a product that soaks into the material.
  • Often applied in multiple layers to allow for deeper penetration.
  • Dries fairly quickly and can be applied in layers easily.
  • It can be difficult to cover larger areas evenly since sprays dry so fast.

Roll

  • Used with thicker coatings that have a paint- or glue-like consistency.
  • Commonly used with coatings that cover the exterior and dry hard.
  • Layers can easily be applied to larger areas with a brush or rollers.
  • Much slower to dry due to the thicker, wetter consistency.
  • It may be a little cumbersome to work with for smaller applications.

Given the competitive market and high demand for waterproofing services, commercial building managers must fully understand the available options. As highlighted by Waterproof Magazine: “Currently, liquid-applied membranes account for 67.2% of total vertically-applied product last year, and are the fastest-growing segment. Advances in material chemistry, including polyurethanes, spray-applied air barriers, and rubber polymers ensure liquid-applied coatings will continue to be the fastest-growing segment of the commercial waterproofing market. Sheet membrane applications will see less growth. Global Marketing Insights estimates they will average 6.2% growth annually through 2022.” Both methods of application can be effective, and one is not necessarily better than the other outright. It depends on the type of sealer being applied, where it is being used, the type of material being treated, and many other specific factors.  

Topical Sealants Protect Building Surfaces From Wear and Tear

There are several types of topical sealants for building waterproofing, each with its own set of pros and cons. It is important to keep in mind that topical sealants often require some sort of pre-treatment, sanding or other preparation of the material before application to ensure the coating adheres fully.

Acrylic

Readily available and among the most common types of topical waterproofing seals used on commercial buildings, acrylic sealers can also help enhance the beauty of concrete and brick facades. They protect against water infiltration, heat and cold, mold and mildew, and general wear and tear. Acrylic sealant is also among the most cost-effective choices. 

Pros 

  • Available in satin, low-gloss, high-gloss, and tinted finishes
  • Easy to get and apply to a variety of surfaces
  • Affordable and easy to budget for resealing concrete

Cons

  • Less durable than other sealants available
  • Needs to be reapplied more frequently
  • Certain finishes can discolor the façade materials

Epoxy

This type of waterproof treatment is a good choice when a longer life span is needed. Like other affordable sealants, epoxy is easy to apply with spray or roll applications. Suitability largely depends on the exact product used and the size of the coverage area.

Pros

  • Seals well and blocks out moisture and water
  • Reflective and helps to reduce weathering from the sun
  • Dries clear to preserve the color of the materials

Cons

  • Can be used only on fully cured concrete
  • Often takes longer to dry than other products
  • Risk of fumes and odors greater during the curing process

Polyurethane

Polyurethane produces a durable coating that is resistant to wear. It also offers UV resistance, gloss, and color enhancement. Polyurethane waterproofing materials provide long-term protection that looks great and can help shield building materials from wear and tear and breakdown due to exposure to the elements.

Pros

  • Long life span if maintained properly
  • Ideal for larger areas of coverage and application
  • Can easily be used on an array of materials and finishes

Cons

  • Multiple layers of the application are usually needed
  • Must be maintained and replaced regularly
  • Cold and wet environments can affect curing and sealing

Subtypes:

Aromatic polyurethane
The least expensive of all polyurethane coatings, this formulation is best used as a primer or intermediate coat and should be paired with other types of sealants.

Aliphatic polyurethane
Commonly used on commercial buildings, aliphatic polyurethane offers a stronger and more durable coating that is UV stable and temperature resistant.

Polyurea

The most expensive of options in this category, polyurea, is not used as often as other topical sealants for waterproofing and building maintenance. Cost notwithstanding, polyurea offers excellent UV resistance and weathering characteristics. 

Pros

  • High tolerance for heat and UV impact
  • Gives a high gloss finish with applied in multiple layers
  • Resistant to scratches and chemical abrasions  

Cons

  • Is one of the more costly waterproofing coatings
  • Usually needs multiple layers when applied to building facades
  • Super-fast cure time doesn’t leave time to fix mistakes with the application

Polyaspartic

Less expensive than polyurea but still more costly in general than other topical sealants, polyaspartic is still a viable choice worth considering. Polyaspartic sealants provide a highly protective film layer that offers the durability and flexibility needed to withstand weather and environmental factors.  

Pros

  • Easy to apply and cures without much difficulty in good weather
  • Super durable envelope blocks out water and the elements
  • Long life span means less reapplying and less maintenance 

Cons

  • More expensive than the majority of other sealants
  • Cures fast, so need a quick and error-free application
  • Not as resistant to chemical exposure

Penetrating Sealants to Reduce Risk of Corrosion and Concrete Spalling

These kinds of sealants are popular for commercial buildings because they typically don’t require much surface preparation. No sanding or chemical treatments are needed ahead of time. The surface needs to be clean of any debris or chemical applications and dry when the commercial concrete sealers application process begins.

Silicates

These waterproofing sealants work to bind with the materials in the concrete itself and fuse with the material. This helps with concrete strengthening thanks to the crystalline formation silicates take when they cure and harden. This additional strength reinforces the actual concrete itself while also making it more water-resistant. 

Pros

  • Adds to the strength and stability of the façade materials
  • High heat and humidity protection once fully cured
  • Easily soaks into the porous material and dries quickly 

Cons

  • Multiple layers and applications are needed to get full coverage
  • Needs special care with application to ensure uniform coverage
  • Requires specialized setup and multiple applicators to cover larger areas

Silanes

Silanes are frequently used for sealing in parking garages, bridge decks, building facades, and other concrete structures. Silanes penetrate the material and forms durable and stiff sheets within the surface to form a waterproof layer of protection that holds up to long-term exposure to weather and the elements. 

Pros

  • Wonderful at repelling water, moisture, salts, dirt, and other impurities
  • Anti-corrosive properties are great for city applications 
  • Dries hard and glossy to improve its reflective nature

Cons-

  • Can be difficult to apply in some situations and larger quantities
  • Is a bit on the pricey side compared to others
  • Requires more than one layer and often needs regular re-application

Siloxanes
Siloxanes typically can be found on facades made of concrete, brick, stucco, and similar materials. It is a unique formulation that penetrates the material and forms a thin protective layer over the outer surface itself. Siloxanes are excellent water-repellent substances. 

Pros

  • Slows the growth of mold, mildew, and algae on buildings 
  • Durables and holds up well to elements and exposure
  • Great for highly porous materials that need deeply penetrating coverage

Cons

  • Can be difficult to apply in some situations
  • Is expensive to use on larger buildings as multiple applications are needed 
  • Not as good on smoother materials like cinder blocks and stone slabs

Siliconates

Like other penetrating concrete sealers, these sealants do not alter the appearance or texture of whatever material they are applied to. Their formulation allows for adequate absorption into the materials while providing an outer coating of protection as well. They also can often be applied in just one or two passes. 

Pros

  • Slows the growth of mold and mildew and prevent algae formation
  • Dries clear and hard and doesn’t discolor the surface of the building
  • Easy formulation applies quickly and can be used in many settings 

Cons

  • Hot and dry environments can affect the application and absorption
  • Not good for application in windy conditions
  • Difficult to apply and requires specialized application and handling 

Fluorinates
These sealants are also popular for waterproofing in commercial settings because they do not change the underlying materials’  color, texture, or general appearance. They also provide excellent coverage rates and are considered to be some of the best when it comes to overall topical protection. 

Pros

  • Works well as a primer coat to prep surfaces for other sealants
  • Easy to mix and apply with fast curing time
  • Durable layer holds up well and works with a range of material types 

Cons-

  • Several applications are generally needed full penetration and coverage
  • Care must be taken when using with other sealants
  • Is a bit more susceptible to temperature extremes than other coatings

Regardless of the type of waterproof coating you choose and how it is applied, the most important thing is that the buildings be sealed and protected against water intuition and other damages. Waterproofing and building envelope system maintenance and inspection must be part of the regular building management and repair schedule. 

A commercial building management service provider can help ensure the envelope seal is maintained to protect the building at all times. Many benefits come from proper commercial waterproofing; here are three of the most impactful:

  1. Provides Structural Integrity.
    Waterproofing protects the building’s exterior and helps keep the foundation, walls, support, roofing system, and all vital structural areas from weakening, thus keeping the entire building sturdy and secure.
  2. Enhances Indoor Air Quality.
    When water seeps into the interior materials of the building, such as the walls and ceilings, it creates a breeding ground for microorganisms like mold and mildew that can lead to serious health problems for the occupants.
  3. Ensures Compliance with Building Codes.
    Minor water damage can easily be dealt with and repaired. Still,  suppose issues extend for some time, and the severity of the damage becomes too great. In that case,  the building can become structurally unsafe, which will bring about code violations and related penalties and fees.

Considerations When Choosing Between a Surface Sealant Versus Penetrating Sealant

Building waterproofing services include many aspects of façade maintenance and envelope upkeep. In addition to understanding the different sealants, their formulations, and the application methods, building managers  who are weighing whether to use a surface concrete sealant or a penetrating concrete sealer must also consider these critical points: 

  • Surface age.
    Some sealants work best when applied to freshly cured or relatively new concrete and materials. Add penetrative formulations as soon as possible because the build-up of oils, dirt, chemicals and other pollutants can affect how easily and deeply the sealant can penetrate. The longer the material is exposed to the elements, in general, the less effective penetrating seals will become. In older building applications, topical coatings are usually more effective and are a better investment in the long run.
  • Repair versus new construction.
    Sometimes it might be necessary to use more than one type of sealant due to the nature of the material and how it has been installed. The same sealant can be used throughout the building, even for patchwork and minor repairs. . However, building additions and areas of large-scale renovation might need something different due to the material type, age and location. Building managers will need to carefully record and track when workers are resealing concrete or adding new sections.
  • Building codes and engineer specifications.
    Sometimes specific codes and requirements can impact the kind of sealants needed, especially for new constructions or additions that can fall under updated codes and regulations. The original building may be grandfathered into specific guidelines, while new additions may need different protection. It is best to consult with the builders and engineers because some sealants are more suitable than others for protecting certain materials. Following recommendations from the engineers and builders can help take some of the guesswork out of choosing a waterproofing sealant.
  • Type of concrete and its density.
    Building managers and maintenance teams will also want to consider  the type of concrete that is used, how dense it is, and how it is used in the building’s construction. Some concrete is more porous and would benefit from a penetrating seal while others may be smooth, dense and can easily handle a topical application. The location of the material and what sort of things it will be exposed to daily can also play into the final decision of waterproofing application choice.
  • Local environmental conditions.
    Environmental exposure can have a significant impact on the building, especially on the waterproof envelope. What environmental factors will the building face on a daily, monthly, and yearly basis? Things such as sun exposure, high and low-temperature extremes, storm cycles and severity, typical seasonal weather impacts, chemical and pollution exposure, and other impacts such as salt, smoke, and so forth. All of these can impact the building exterior and affect the sealants used.
  • Budget and resource restrictions
  • The final consideration for choosing the best waterproofing sealant comes down to business presences and limitations. If the ideal or first choice sealer is not an option due to budget concerns, the second best will do because some waterproofing is better than none. However, expenses can extend beyond the initial application. Opting for a cheaper coating may mean more applications and more work down the road, impacting budgets and finances. Commercial waterproofing is an investment for both short- and long-term needs.

Extend Your Concrete Assets’ Longevity by Choosing The JOBS Group for Commercial Concrete Sealers Services.

Heavy rainfalls, floods, snow, and high humidity can cause concrete to soak in water. The addition of continual auto and foot traffic can also wear down structures and compromises integrity over time. All of this can lead to structural and aesthetic problems without routine applications and without resealing concrete regularly. Water seepage over time can lead to the degradation of the concrete and can weaken it. Oxidation will also occur over time as the concrete is exposed to the elements all day every day, leading to discoloration and a brittle texture that can easily crack and chip. 

Whether you are considering penetrating concrete sealers or topical concrete coatings for your commercial hi-rise building, JOBS has the resources you need. Waterproofing is necessary for commercial buildings or any other edifices when there is a need or desire to prevent water from entering the structure and damaging it. These seals also protect against unsightly mold and algae growth, and protect against discoloration and damages caused by dirt, chemicals, UV rays, and other factors. Many surfaces of commercial buildings need waterproofing seals, with roofs, walls, foundations, facades, and other integral areas. Creating a waterproof envelope around the building is a critical aspect of maintaining the structural integrity of the building. 

To protect your property with reliable waterproofing, envelope creation, and envelope restoration, contact us today to discover commercial concrete sealers that are right for your building maintenance needs. We can help you unravel the mystery of the many types of concrete sealers and help you find the one that is right for you. Request a consultation with EdsWaterproofing Building Services now to get started. 

exterior_insulation_and_finish_system__eifs

Understanding Exterior Insulation and Finish System (EIFS) and Stucco Repair for Commercial Buildings

/in /by

Minimizing energy use is a top priority for building owners, maintenance staff, and building occupants. Improper energy use can have many origins, including failure to shut off appliances, running lighting systems during vacancy hours, and excessive use of the heating, ventilation and air conditioning or refrigeration (HVAC/R) systems. Part of this comes down to the quality of the exterior insulation and finish system (EIFS). While building occupants can make meaningful improvements in interior energy use, the biggest drivers of energy use in these buildings come from the HVAC/R systems. This is simply due to the increased energy use needed to keep the interior comfortable and effectively shielded from the heat loss or gain of the outside world. 

In the U.S., the age of the building is directly related to its energy-efficiency needs. According to the U.S. Energy Information Agency’s “2018 Commercial Buildings Energy Consumption Report, ” more than half of all buildings in the U.S. were built between 1960 and 1999. Among these buildings, the main culprits of energy consumption include space heating (83%) and cooling (78%). More troubling, out of all potential energy efficiency improvements, only LED lighting had increased in use since 2012. While this data is already three-years-old, it’s still the most recent year for which the study was commissioned. As a result, it’s a safe assumption that improving building energy efficiency comes down to recognizing the issues in existing buildings and improving their ability to reduce energy use. That also implies it’s time to rethink the building exterior and how addressing exterior insulation and finish system problems could lessen the total heat gain or loss of these buildings.

For that reason, this guide will explore all aspects of exterior insulation and finish systems, including:

  • Their differences from what most think of in terms of insulation.
  • What exterior insulation really means.
  • The benefits of exterior insulation and finish systems.
  • The top performance considerations when choosing or repairing such systems.

What Is Commercial Building Insulation and What Is an Exterior Insulation and Finish System

Commercial building insulation is all about creating a barrier between the building’s interior and exterior to reduce heat gain or loss. As further explained by the U.S. Department of Energy, “Most common insulation materials work by slowing conductive heat flow and convective heat flow. Radiant barriers and reflective insulation systems work by reducing radiant heat gain. To be effective, the reflective surface must be in contact with an air space.

“Regardless of the mechanism, heat flows from warmer to cooler areas until there is no longer a temperature difference. In your home, this means that in winter, heat flows directly from all heated living spaces to adjacent unheated attics, garages, basements, and especially to the outdoors. Heat flow can also move indirectly through interior ceilings, walls, and floors—wherever there is a difference in temperature. During the cooling season, heat flows from the outdoors to the interior.”

Still, the exterior itself becomes part of the insulating materials. This is where the questions of what is exterior insulation and finish system and how is it different get confusing. The exterior insulation and finish system refers to a class of non-load bearing materials that adhere to the exterior of the building, provide insulation and keep moisture out of the building. Unlike standard commercial insulation, it’s a more modern approach to leveraging lighter materials that maximize resistance to the elements. Yet, the goal of any type of insulation remains the same—improve occupant comfort, maintain integrity of building materials, and avoid water infiltration. 

Now, it’s also important to realize that stucco and exterior insulation and finish system are two different aspects of a modern building exterior. Stucco may possess qualities similar to EIFS panels and materials, but stucco is also subject to spalling, cracking, or other degradation. EIFS may contain both premanufactured panels or be applied in a manner similar to traditional stucco. However, the ingredients going into the applied cementitious mix are slightly different in exterior insulation and finish system. Still, stucco can be part of an effective EIFS. Therefore, knowing the different types of building insulations used and their nuances can make a difference in knowing when to replace or repair such materials and how to maximize the longevity of your building exterior.

The Types of Commercial Building Insulation

The best type of commercial building insulation to use depends on the needs of the building, defined by the engineer responsible for the design and repair of the building. In general, there are a few different types of commercial building insulation to consider, including:

  • Radiant barriers are generally waterproofed to reflect heat by using a shiny surface facing the direction where the heat comes from, such as exterior shiny metal surfaces that reflect the sun’s rays.
  • Batt insulation is among the most common types of heat barriers used in construction in which irregularly shaped materials are pushed into wall spaces to trap air between fibers and prevent heat loss. 
  • Blown-in insulation is a non-water resistant, loose-fill insulation consisting of fiberglass-like material placed within the walls of a building.
  • Spray foam insulation is similar to blown-in insulation, but it’s also an excellent choice for adding insulation to difficult-to-reach places and cracks in existing structures that need repairs.

Regardless of which system is chosen, their biggest function comes down to their use in conjunction with the exterior surface materials that waterproof the structure and add to a wall’s insulating capacity. This is where the true nature of exterior insulation and finish systems becomes most evident. In terms of EIFS, the most types of systems available include:

  • A one-coat system with a metal lath or mesh panel that serves to strengthen and hold the finishing materials while they dry to a firm, solid cladding. This may include a singular lath and a single coat of cementitious materials, such as a one-coat stucco paste, that’s applied to provide a waterproof structure and heat-resistant barrier to the exterior of the building, which is likely to come with more exterior insulation and finish systems problems than a more advanced, polymer-included mix.
  • Polymer-based systems rely on polymers, such as polystyrene or poly, that adheres the substrate, such as stucco, to a fiberglass mesh embedded in the material. The idea is to use the polymer as glue to hold both the interior insulation and exterior insulation together in a way that extends durability without sacrificing the quality of heat resistance afforded by the materials. 
  • Water-managed exterior insulation and finish systems contain a drainage cavity to ensure all moisture exits the wall without causing damage to the structure. This is of particular importance in climates with high annual precipitation rates or those subjected to frequent types of water exposure beyond the rain, such as ocean spray in coastal areas or snow buildup and melting in colder areas.

Benefits of Exterior Insulation and Finish Systems

The benefits of modern exterior insulation and finish systems are world-renowned. According to the EIFS Industry Members Association (EIMA), “chief among these are superior energy efficiency and virtually unlimited design flexibility.” However, that barely scratches the surface of their real value-added benefits including:

  • Reduced air infiltration. Using a modern EIFS can help reduce air infiltration by up to 55%. 
  • Reduced water infiltration. Since a quality EIFS system and repairs leverage waterproof additives and coating to maximize their integrity, they also have an improved water resistance measure. 
  • Improved building energy efficiency. Combining both air and water resistance lends itself to improved energy efficiency through reduced heat gain or loss. Also known as the “R-value” of a building, the right type of EIFS can dramatically improve the value of a building and reduce the total cost of ownership, especially with relation to energy use.
  • Adherence to new building codes. Part of the benefit of using an EIFS to achieve a higher R-value includes increased adherence to applicable building codes specified within the ASHRAE Standard 90.1-2010. This effectively means that these buildings have successfully improved integrity without resulting in a higher cost or risk to building occupants, lessening the total cost of ownership along the way. 
  • Possible reduced capacity needs of heating and air conditioning systems. Improving the energy efficiency of a building through fewer exterior insulation and finish systems problems also possesses a few indirect benefits. Since the building is less likely to experience heat gain or loss, the total heating or cooling capacity of the HVAC system may be lessened. As a result, the cost of purchasing, installing, and maintaining the HVAC systems in use decreases, further adding value to the building. 
  • Increased durability. A quality EIFS is widely flexible across colors and materials, making it an ideal solution for customized building exteriors. Additionally, the added strength and durability of the materials result in fewer aesthetic maintenance needs (in other words, they require less repainting). This occurs as the layers beneath the exposed exterior are the same color as the exterior, resulting in the appearance of the same color even when slight damage occurs. However, this further reinforces the need for expert inspections and guidance in identifying and making repairs too. 
  • Resistance to dirt, mildew, and mold. The materials used in EIFS are also resistant to dirt, mildew, and mold, deriving from their impermeability to the elements. 
  • Impact resistance. The durability of an EIFS comes with another added benefit, impact resistance. Impact resistance may seem trivial, but over time, insects, birds, and regular care, including window washing or exterior activities, may result in multiple impacts that could cause damage. By following the specifications for each EFIS at the time of construction or repair, building owners and managers can rest assured that their exterior will be in top-notch shape for decades to come. 
  • Resistance to cracking and premature damage. As previously noted, traditional stucco exteriors are prone to crack. This can be lessened through routine applications of sealants and using fiberglass-reinforced cementitious materials for the stucco. However, a comprehensive EIFS that leverages polymers possesses added tensile strength that resists cracking and premature damage. This goes back to all the benefits listed above. 
  • Fire resistance. All buildings must pass rigorous fire resistance tests according to building codes, and this is especially true among multistory buildings. Leveraging an EIFS adds another layer of fire resistance that can help to prevent ignition of building materials when subjected to potential risks, such as hot embers coming from nearby wildfires or even the magnifying effect caused by the sun’s reflection off windows. Together, an EIFS creates a more indestructible, fire-resistant structure that can pass all building inspections and add value to the building throughout its usable life.

Considerations in the Performance of Exterior Insulation and Finish Systems

With all the information on the benefits of the right approach to exterior finishing, it sounds like a one-and-done solution. However, there are a few considerations building owners need to take when assessing the need for such systems. These include the following:

  • Thermal performance (heat resistance of the EIFS).
  • Moisture protection ((the ability to prevent water infiltration).
  • Finish durability (how often repairs may be necessary).
  • Expansion joints for EIFS applied over wood structures.
  • Using flashings to divert water away from the EIFS, especially where the roof or decks touch the EIFS. 
  • Type of base coat used in new construction and repairs. 
  • Type of finish coat applied and its required frequency for reapplication.
  • Potential integrity problems arising from damage due to ropes, cables, or other exterior activity, including window washing.

Exterior Insulation Versus Stucco

Understanding the differences between an exterior insulation and finish system and stucco can be confusing. Yes, all stucco is part of an exterior insulation system. However, an EIFS is an acrylic product that is used beneath the stucco to create a moisture barrier and improve the integrity of the building. Meanwhile, traditional stucco siding is a cementitious mix containing Portland cement, sand, limestone and water. Traditional stucco is heavier and requires more care than a modern EIFS that leverages polymers for improved tensile strength and is easier to repair as well. 

Get on the Right Track With Expert Guidance

Choosing the right exterior finish for your building must not be a last-minute process. The right finish can successfully draw in more building tenants and customers. As explained by BUILD magazine, a quality exterior adds a sense of professionalism to your business, improves safety and security, safeguards against complaints, prevents degradation, and lessens your total cost of ownership. With so much at risk in a world marred by liability concerns, building owners and managers need to ensure their exterior is not left to the elements. Instead, they need to work with an expert in building exterior construction, maintenance, and design to ensure the exterior insulation and finish system is of the best quality and adds value to your business.

corrosion_inhibitors

The Role of Corrosion Inhibitors and Applications for Concrete Repair

/in /by

The need to extend building longevity is universal, and society has created vast skylines and massive concrete structures that are seemingly impermeable and able to withstand whatever forces Mother Nature can dish out. But there’s a reality to the biggest concrete assets; concrete—even when it seems perfect—is subject to risk through the introduction of ions and contaminants that move through the micropores in the material and lead to corrosion of reinforcing steel rebar. The right strategy for extending concrete longevity must begin with preventing the degradation of the metals contained within it that add to its tensile strength. That is where corrosion inhibitors become vital to building management, and as reported by Kathy Riggs Larsen of Materials Performance, “To control and remediate rebar corrosion in new and existing concrete structures, multiple methods are available. These range from changing the concrete’s cement chemistry to using corrosion inhibiting techniques such as pozzolanic cement, surface sealers, corrosion inhibitor admixtures, cathodic protection, and surface-applied corrosion inhibitors.” But to understand how the different approaches to corrosion inhibitors work, it’s first important to understand how corrosion occurs and its real impact on the future and integrity of your concrete structures.

How Does Concrete Corrosion Occur?

Concrete corrosion refers to the degradation of reinforcing steel within a structure. As the importance of corrosion inhibition has increased, more companies have prioritized this area during the design phase of building assets. However, corrosion is inevitable. It is accelerated by harsh environments, including those with extreme temperatures or high salt levels. Furthermore, concrete corrosion is comparable to cancer, gradually spreading throughout a concrete structure and often invisible until cracks form on the surface.

It affects buildings and structures around the globe, and it usually begins with an improper pH balance on reinforcing steel rods. Now, concrete usually forms a film on the surface of steel rods that prevents corrosion, but with time, degradation of the concrete may lead to the exposure of additional materials, including water, chlorides, and other salts that result in the degradation of this passive film.

Carbonation is another catalyst of corrosion. Carbonation results when carbon dioxide dissolves within concrete pore fluids. This reaction is inevitable, created by the natural presence of carbon dioxide in the atmosphere. The reaction forms carbonic acid that then reacts with materials in the cement paste to create calcium carbonate. 

While this may not necessarily seem like a major issue, it effectively lowers the total pH of the concrete. And since the passive film on the steel rebar depends on a highly alkaline environment to maintain its integrity, the rebar becomes more susceptible to the effects of moisture and ions in the environment. As a result, the rebar begins to react to other contaminants, like oxygen, salts and water, producing damaging results. 

It’s at this point when degradation begins to affect the reinforcing steel. It’s the presence of oxygen and moisture that result in rusting, which is where the true cause of concrete degradation begins to grow.

Rusting steel rebar expands due to the chemical changes within it. The expansion is up to six times greater than the original volume occupied by the intact rebar. As a result, this forces an expansion within the concrete that will slowly crack and open the door to additional means of entry for water, salts and oxygen. The problem becomes self-propagating, weakening the concrete infrastructure and leading to spalling. Furthermore, this is a process that takes years to occur, and by the time it becomes evident, the problem is vast and much more severe than many realize.

What Is a Corrosion Inhibitor?

Left unchecked, corrosion of steel within concrete reinforcing structures will lead to massive costs for your company and may require complete replacement. However, the use of corrosion control, leveraging inhibitors for corrosion, early in the design and throughout the maintenance program of your building is the best way to extend the life of your concrete assets. A typical approach to repairing concrete that has cracked is to remove the damaged sections, replace the rebar and patch where needed. This helps to reduce the advancing of oxygen, water or salts into the concrete. Therefore, it is best to use a corrosion inhibitor in tandem with a waterproof seal to prevent exposure of rebar to the elements. 

There are also products manufactured specifically to reduce the risk of chloride ions from coming into contact with reinforcing steel and even modifying the concrete mixture to increase its impermeability. Essentially, waterproofed concrete means little risk for entry of corrosive agents. However, highly corrosive environments, like the salt-laced winds along coastlines, require a specialized approach to preventing degradation.

This includes materials applied directly to rebar to increase the strength of the passive film on the metal, leveraging chemical agents to mix with concrete that will help to strengthen that film and even increase the electrical resistance of the metallic surface of rebar. Obviously, early protection at the time of design and construction is preferred. However, repairing damaged concrete and sealing cracks with corrosion-inhibiting materials is necessary when spalling or other signs of degradation appear.

A few examples of companies that manufacture concrete corrosion inhibitors are Cortec, Degussa, Sika, and Masterbuilders. However, there are always differences in product specifications and formulation. Thus, it’s important to have a quality engineer evaluate the unique structures and concrete requirements prior to selecting a product. This ensures that the chosen inhibitor will serve its purpose the best and avoid future repairs or failure. 

Another way to approach corrosion prevention is through electrochemical means, using both anodic and cathodic materials. These electrochemical means are usually found in concrete applications that are subject to continuous exposure to different liquids, such as the holding tanks in sewage or water treatment plants. 

Such applications require a means for managing the flow of electrons associated with certain ions, like those of salts, and rendering them inert. Other options for adding the electrochemical protection include an impressed current cathodic protection (ICCP) that can effectively stop spalling and prevent further damage to rebar. 

Both still require a power supply, even if temporary, and cables to supply power to the anodes/cathodes. As a result, it creates an added expense and complicates the process of preventing corrosion. Of course, this is a permanent solution that requires the proper selection of both anodes and cathodes, as well as in-depth specifications for current strength, to cause ions to move away from rebar and effectively prevents future oxidation (rusting) of the steel. However, this is perhaps the costliest approach to corrosion prevention other than total replacement due to the added equipment it entails. 

Thus, working with a chemical-based inhibitor for concrete that leverages an applied material or chemical additive within a concrete mix is usually preferred. For reference, here are some of the most common admixtures used that may be referenced in engineer repair specifications:

  • Amine carboxylate
  • Amine-ester organic emulsion
  • Calcium nitrite
  • Organic alkenyl dicarboxylic acid salt

There are also materials that can be applied directly to the surface of the concrete to provide corrosion resistance to rebar. Ironically, this method takes advantage of slightly porous concrete to provide a way for such materials to penetrate concrete and restore the integrity of the passive film on the surface of rebar. In a sense, these corrosion prevention materials take on a dual-purpose with waterproofing as well.

What to Consider When Choosing a Concrete Inhibitor or Sealer

Waterproofing membranes are perhaps the overlooked side of concrete repair and damage prevention strategies. While focusing on corrosion inhibitors is great, the waterproofing membrane that’s applied to the surface of the concrete is the first line of defense against the penetration of corrosion-inducing materials. Furthermore, the waterproof seal on the surface of concrete actually serves a purpose in inhibitors for concrete too. As explained by Adhesives & Sealants Industry (ASI), “Concrete sealers come with a variety of different features. The most basic function is to protect against the ingress of moisture, carbonation, and other potentially damaging elements. Others add stain resistance or corrosion inhibition.

Inhibiting corrosion is especially needed in applications where there is exposure to sea air with elevated humidity and chloride levels or in northern climates where there is a need for deicers. 

As cities, counties, and states that experience harsh winters are switching to liquid deicing brines instead of granular ones, more chlorides are entering concrete surfaces at a faster rate than ever. This trend is accelerating damage due to freeze-thaw cycles and the corrosion of reinforcing steel, leading to the heightened need for sealers with corrosion inhibitors.” 

To ensure your team chooses the right sealant or other admixture for preventing corrosion, it’s important to take a few considerations into account. These include:

  • Liquid vs. powdered corrosion inhibitors. Depending on the scale and specifications of the repair, a liquid or powdered corrosion inhibitor may be appropriate. Of course, both materials are usually mixed with concrete or grouting materials to fill cracks and damage. Regardless, the key is to ensure your team can store and transport the materials properly based on their liquid or powdered state. 
  • Substrate integrity and extensivity of water penetration. Another critical consideration is the extent of damage to the substrate. If excessive water penetration has occurred, a corrosion inhibitor may need to be sprayed directly onto the replaced rebar prior and allowed to set prior to completing the repair. 
  • Setting time and weather conditions necessary for application. Like all types of concrete repairs, the setting time and weather conditions will affect the efficacy of corrosion inhibitors, so planning is critical for ensuring the products work as expected. 
  • Effective against carbonation and chlorides. Given that carbonation and chloride are two of the primary causes of corrosion, it’s important to choose your inhibitors for corrosion based on the conditions that the concrete is subjected to. This may include corrosion inhibitors against both or one type of corrosion agent.
  • Ease of application and reapplication expectations. It’s always important to think about the future repairs and whether corrosion inhibitors will require reapplication. This is especially true when looking at corrosion inhibitors applied directly to the exposed surface of concrete, taking all above considerations into account along the way.  
  • Other specifications of the repair as determined by the engineer. Even if everything looks great, the most important consideration when selecting an inhibitor is how well it aligns with engineer specifications for the repair. Fortunately, the engineer will usually specify the specific chemical and physical components of each inhibitor to eliminate all uncertainty. 

Advantages of Corrosion Inhibitors in Concrete Repair

The advantages of using corrosion inhibitors for concrete repair are very easy to understand and include:

  • Less spalling and fewer repairs. As rebar remains strong, the concrete is less likely to become subject to damage, resulting in lower total maintenance costs, provided the proper waterproofing barrier and surface corrosion inhibitors for concrete are used. This effectively prevents the further degradation of steel and concrete structures too.
  • Ability to target multiple causes of degradation. While some buildings may be subject to more of a specific type of corrosion-causing material, there are some that will always be present, such as carbonation. As a result, a core advantage of using an inhibitor is targeting multiple causes of degradation and corrosion in the same repair. Furthermore, the corrosion inhibitor admixtures can also offer increased adhesion between substrates to increase the impermeability of the concrete and prevent future corrosion.

Extend the Longevity of Your Concrete Assets by Partnering With an Expert in Concrete Repair and Maintenance

While seemingly the strongest building material, concrete is actually a protective covering for the real strength of a building—its rebar reinforcements. Without that reinforcement, concrete will inevitably fail and even worse, the rebar itself can cause untold damage to your concrete structures if left unchecked. As a result, it’s important to extend the longevity of your building assets by choosing a top-quality partner for handling concrete repairs, corrosion prevention programs, and all other maintenance needs.

Connect with EDSWaterProofing to request a consultation to remedy damaged concrete and prevent corrosion of reinforcing steel today.

waterproofing membranes

What Are Waterproofing Membranes, the Types, and Applications?

/in /by

When a building shows signs of water damage, waterproofing membranes can provide an easy and cost-effective fix. Waterproofing has different variables and steps to ensure the best integrity and longevity for your building and the people inside. Unfortunately, failures within the waterproofing membrane can have a disastrous effect on the integrity of your building’s structure, lead to health risks for building occupants, and increase total cost of ownership. Meanwhile,  having knowledge of the types of membranes, application methods, and how to choose a service provider can make the process even easier. Let’s take an in-depth look at these key things to know about waterproofing membranes, including:

  • The fundamentals of waterproofing membranes, the value in the modern building.
  • The value of waterproofing membranes in maintaining your assets. 
  • The differences between various membrane materials, including chemical vs physical, sheet membranes.
  • How to approach selecting a membrane material and a few best practices for ensuring its proper application.

I. What Are Waterproofing Membranes? 

A waterproofing membrane is a layer of water-tight material that lies on a surface to prevent water leaks or damages. The process usually consists of liquid-applied or pre-formed sheet membranes. According to Chris Rupkey, chief economist at MUFG in New York, “The global waterproofing membrane market size is set to gain momentum from the increasing investments by renowned companies in the development of eco-friendly products for green buildings, as conventional membranes can cause harm to the environment by releasing toxic chemicals. The report further states that the market stood at USD 27.17 billion in 2020. It is projected to grow from USD 28.05 billion in 2021 to USD 42.85 billion in 2028 at a CAGR of 6.2% during the forecast period.” 

II. Why Is It Important?

The objective of waterproofing is to secure a building from all kinds of water damages and prevent further repair work on the structure. Excess water exposure can enlarge the foundation cracks and joints, leading to issues with leakage, deterioration, and spalling that will require repairs. Before water damage leads to bigger issues in a building, waterproofing can provide:

  • Safety: Damage due to a lack of waterproofing can be so severe that it impacts the integrity of the building, resulting in an unsafe environment.
  • A way to strengthen the structure: Waterproofing membranes prolong the lifespan of a building by limiting any moisture that may intrude and cause rust, rotting, corrosion, structural defects, or other damage to property and contents.
  • A healthier environment: Waterproofing can help provide a space that is well-maintained and protected from different elements. The buildup on the walls and ceilings can cause fungus and mold growth, leading to allergies and health issues. 
  • A way to reduce maintenance costs and increase property value: Quality waterproofing — done right the first time — will safeguard property from water damage and limit the need for costly repairs or maintenance services. 

Fixing water damage before it becomes a greater issue is extremely important. As further explained in relation to the movements of air within materials, Energy Saver said “air movement accounts for more than 98% of all water vapor movement in building cavities. Air naturally moves from high-pressure areas to lower pressure areas by the easiest path available — generally through any available hole or crack in the building envelope. Moisture transfer by air currents happens quickly, and carefully and permanently air sealing any unintended paths for air movement in and out of the house is a very effective moisture control strategy.” Waterproofing can fill the paths for such air movements and stop water vapor from causing more harm to the building structure. This is particularly vital in terms of keeping building occupants safe from airborne pathogens.

As the CDC explains: “Molds are very common in buildings and homes. Mold will grow in places with a lot of moisture, such as around leaks in roofs, windows, or pipes, or where there has been flooding. Mold grows well on paper products, cardboard, ceiling tiles, and wood products. Mold can also grow in dust, paints, wallpaper, insulation, drywall, carpet, fabric, and upholstery. The most common indoor molds are Cladosporium, Penicillium, and Aspergillus.  We do not have precise information about how often different molds are found in buildings and homes.”

Considering that many of these materials are basic construction materials, any water entry, even in vapor form (such as humidity), could lead to an added risk of mold growth. In the case of commercial buildings, such factors essentially open your business to the liability of illnesses associated with these pathogens. Furthermore, the CDC notes how there is evidence to suggest that deterioration of work and living environments due to mold spore exposure can lead to memory loss, lethargy, and more. And in commercial buildings, this amounts to less productive workers and even worsening customer experiences. It’s for these reasons that a proper waterproofing envelope protects against water in any phase, whether liquid, solid (ice) or gas (humidity), is critical.

III. The Difference Between the Membranes & Key Aspects to Selecting a Waterproofing Membrane Type.

Different buildings will require different types of waterproofing membranes to ensure no water damage will continue. Waterproofing membranes can help protect any building;  basement or roof membranes can help prevent water damage from happening. This long-term decision can save building structures from potentially costly consequences such as joint problems and cracking. Moreover, the type of membrane may either be chemical and liquid upon application or be made up of multiple layers of prefabricated sheet membranes. 

As further noted by Raja Haria via LinkedIn: “Liquid Applied Waterproofing is a process of waterproofing application using special liquid. It’s used for roofs like flat roofs, pitched roofs, domed roofs and walls also. A liquid applied membrane involves Fully bonded monolithic coating application. This coating, once cured, forms a rubber-like elastomeric waterproofing membrane. Liquid applied membranes are flexible enough to take any shape they are laid to, also they have properties like strength, tear resistance, weathering resistance, UV stability & elasticity to bridge the cracks developed underneath the surface.” 

Of course, that only begins to scratch the surface of the true scale and variety within waterproofing membrane options.

The different types of waterproofing membranes consist of the following primary materials.

1. Self-Adhesive Modified Bituminous Membrane

Self-adhesive modified bituminous membranes are composed of asphalt, polymers, and tackifiers, and may contain mineral stabilizers. The product may be reinforced with fiberglass, polyester, or a combination of the two. Products designed for exposure to the elements typically will be surfaced with mineral granules, coatings, films, or other opaque surfacing.

2. Polymer-Modified Bitumen Membrane

The most widespread materials for the creation of the waterproofing layer are the polymer-bitumen roll-fed sheet membranes. These materials could also be used as an underlay for pitched roofs and as a vapor barrier.

3. EPDM Membrane

It is a preformed elastomeric waterproofing membrane made of high-quality EPDM rubber. It exhibits high tensile strength, elongation, tear strength, and resistance to weathering, heat aging, ozone, UV rays, acids, alkalis, and oxygenated solvents. 

4. Thermoplastic Membrane

Thermoplastic roof membranes are distinct from other commercial roofing systems. It is a blend of polypropylene, ethylene-propylene and is often reinforced with polyester. Sheets of TPO can contain UV absorbers, colorants, flame retardants, or other add-ins to achieve the required physical properties. 

5. Bituminous Membrane (Asphalt)

Hot melt liquid bituminous rubber blend structural waterproofing systems with an interlaid reinforcement can be used in roof and podium deck applications to provide a seamless waterproofing membrane for high green roofs and podiums, and are sometimes specified for winter applications where low temperatures are common. 

6. Polyurethane Membrane

These products come with a fiber-enhanced, water-based polyurethane membrane that has been designed for a range of waterproofing applications where the membrane is to be covered with tiles, screeds, concrete beds, and more. These membranes offer excellent adhesion properties for use on building substrates, including concrete, masonry, renders, cement sheeting, wet area sheet surfaces, and plasterboard surfaces.

7. Chemical Grouting to Seal Cement Structures

Hydrophilic chemical grouts have flexibility and resilience after full cure. This will allow movement to occur in the structure without damaging the seal. Hydrophobic resins are rigid after curing and do not recover from compression. If the structure moves, there is a good chance the cell structure will be damaged and leaks will reappear. Hydrophobic chemical grout is low viscosity and permeates loose and non-consolidated soils readily.

IV. Application Process for Waterproofing Membranes

Regardless of the scale, size, location, or type of building, waterproofing membranes provide an essential component to protect the structural integrity of a building. The longer a leak is allowed to progress unchecked, the more extensive the underlying deterioration can become. Stopping a minor leak is far easier than rehabilitating the damage resulting from a major one.

Thorough Inspection of the Materials Used and Prior Membranes

Noting how the building responds to weather events and temperature fluctuations can affect the building materials used. Inspect the prior membrane used and see how the weather affected it or what problems continued to happen. Then, form a game plan to determine which type of membrane to use.

Cleaning of the Area

Preparation requirements vary by the type of material used and the application methods. Make sure the surface and materials are well-prepared and ready for membrane application. Cleaning provides for good adhesion to the substrate. Also, the manufacturer’s guidelines include instructions for cleaning the substrate to remove dirt, debris, and other surface contaminants. 

Application of the Chosen Material 

Waterproofing membranes generally consist of liquid applied or preformed sheets. Liquid-applied membranes must have the correct thickness or installation errors will occur. For sheet membranes, joints between sheets are critical and must have a perfect application to avoid leakage.

Complications to Watch for During the Application Process

If any complications pop up during the waterproofing process, the membrane will not work properly and therefore will not solve the leakage. A few examples of installation errors to look for:

  • Poor workmanship can result in improper application or the wrong waterproofing membrane being used. confusing
  • Excessive thickness may result in re-emulsification and splitting while the membrane cures. 
  • Uneven film thickness during the application process, thicker coats restrict movement and thinner coats can result in tears under minimal movement.
  • Coating materials must be abrasive, resistant, and accommodate the building movement. Any thin spots, weak points, or high spots can result in excessive wear, forming ruptures and blisters.
  •  If the waterproofing is applied prior to the completion of the structural elements, it may prompt negative effects such as deflections or other imperfections in the waterproofing.

Destructive Testing to Ensure Its Integrity 

Destructive testing can confirm a successful installation and determine if water leaks will continue to cause issues. This is the literal process of attempting to remove the material, apply water to it, and rigorously ensure the seal is working properly. 

Routine Maintenance & Inspection to Keep It in Tip-Top Shape

Keeping up with maintenance can prevent damages from happening again and once again verify that the installation was done correctly. In other words, maintenance and inspection are critical. And checking for signs of installation failure can save the building from costly future repairs. No crack, stain, or visual cue should go without proper inspection to make sure water damage has not come back. 

V. After Application and The Role of Inspection in Maintaining the Membrane

After waterproofing takes place, certain steps can prevent recurring water damage and will not require further work. Closely monitoring the building and inspecting the membrane can ensure the water leak has stopped. 

Constantly monitoring the membranes and looking for future signs of leakage can prevent the need for replacements. Pay close attention to signs that may indicate deterioration of the waterproofing membrane, such as staining and cracks; most problems have visual cues when water damage happens. 

VI. How to Select a Waterproofing Service Provider 

Effective waterproofing requires an action plan designed to preserve the structural integrity of a building while being cost-effective at the same time. Finding the right professional with the proper expertise will help ensure the job gets done right the first time. Here are some things to consider when selecting a waterproofing contractor:

Company History

A reputable waterproofing service should have an established, verifiable history of satisfied clients. This can help prospective customers learn the expertise level of the company while also checking references or reviews. When checking references, ask about the company’s services, their level of professionalism, the quality of the work, and the availability of follow-up support once the job was complete.

Awards & Certificates

This can show companies that excel in the industry and showcase the talent and ability to provide quality customer service. This can also go back to the company history and show the service goes above and beyond the bare minimum. 

Licensed and Bonded

Make sure the company has proper licensing for the area and has the correct liability insurance. Many of the warranties on the products used by waterproofing companies may cancel out if not installed by a certified professional waterproofing contractor.

Written Contracts

Contracts can protect the customer and the contractor. Every contract should provide details of the proposed work, an estimate for the time it will take to perform the job, and the estimated cost. Before the job begins, ensure any guarantees and warranties have been documented in writing.

Prioritizes Safety 

The contractor should take the proper steps to ensure the safety of their team, the customer and the property itself. The equipment and machines needed for waterproofing require skill to operate and come with a level of risk. Choosing a waterproofing team that prioritizes safety should always be of great importance, and doing so can prevent delays, mistakes, and unnecessary costs.

Offers Inspection Services

A professional contractor should have the option of conducting an inspection whenever water damage becomes apparent. A skilled waterproofing company should have the knowledge to pinpoint the source of the water and take the appropriate action to resolve the issue. Having the proper skill set is essential to ensuring that the issue can be resolved whether from the interior or exterior of the building.

Understands the Various Waterproofing Materials

Some of the more common signs of water damage in a building are more obvious. These include peeling paint, damp spots on basement walls, and rust on tools or appliances. However, some less obvious signs may be harder to identify such as cracks in walls, an unusual odor, or the presence of a chalky white substance on the walls. Choose a contractor that knows how to carefully inspect the entire area in order to address potential problems and know the proper solution.

Guarantees: Will Repair the Membrane If It Fails Prematurely

Ensure the contractor will come back if additional membrane service is needed. This will save the customer from having to pay a second time when the first service should have worked. Having this claim in writing can make sure the contractor will hold up their end of the bargain if the time comes. 

The Big Picture: Waterproofing Is Vital to Your Business and Building Integrity

To save a commercial building from water leaks and damages while ensuring maximum integrity, waterproofing can provide the best answer. According to RJ Lometa of Vents Magazine, “Lack of waterproofing measures leads to increased risks in building integrity! Today, many urban construction projects are adversely affected because of this. Often building structural failures are an off-shoot of weak waterproofing measures.” The presentation and integrity of a building hold just as much value as the people in it.

Ensure the Best Waterproofing Service Provided

Keeping up with the maintenance of a building can add stress to any manager or employee. Waterproofing helps building managers stay a step ahead of the mess. To prevent future damage and improve the integrity of your building’s waterproof envelope, contact EDS. 

cement grout

What is Cement, Concrete & Chemical Grouting and its Role in Building Waterproofing?

/in /by

After finding cracks and leaks within a building, taking the proper steps to save the structure and costs is critical. When companies begin to look into waterproofing services to ensure the concrete strength of the building, questions may arise like what is chemical grouting? What does pressure chemical grouting have to do with the process? Knowing the background of waterproofing and what the service pertains to will help you choose the best company for the job. Understanding the differences between cement, concrete, and chemical grouting, and knowing the importance of grouting and what to expect in building waterproofing services, can provide insight that will help you save the structure of any building. 

What Is Cement, Concrete, and Chemical Grouting?

When a structure requires concrete restoration, grouting can be used to repair concrete cracks, fill seams and gaps in tiles, gaps for sealing and waterproofing, and for soil stabilization. Cement grouting with pressure is injected to fill voids or fractures in the soil, rock unit, or concrete structure. Looking at the chemical grouting specifications, the chemical grouting transforms granular soils into sandstone-like masses by filling the voids with low viscosity, non-particulate grout. An example TunnelingOnline uses to describe when to use chemical or cement grout, “For example, Portland and ultrafine cement grouts are predominantly used to stabilize soil and/or control water in civil projects, including earthen dams, levees, mines, tunnels, subways, vertical shafts, below-ground structures or waste encapsulation. These types of large-scale projects will often require significant volumes of grout to be injected. Chemical grouts will often complement the cement-type grouts and in some cases will be the predominant grout used for a particular situation.” 

Why Grouting Is Important to Maintaining the Whole Building Envelope

Once the building envelope has obtained moisture, waterproofing must become a priority for building owners and managers. Having a preventative approach can save money in the long run to avoid a full-scale removal and replacement. It is important to take important steps to mitigate the problems early. For example, every five to eight years, have the building’s waterproofing service redone. 

Grouting offers several advantages:

  • Grouting does not induce vibration, which can be controlled to avoid structural damage.
  • Grouting can help control seepage, groundwater flow, and hazardous waste materials.
  • Pointing out areas for repair and periodic check-ups, which can help with budget planning.
  • Grouting and keeping up with inspections positions owners to plan capital expenditures effectively. 
  • Grouting can resolve the issues of cracks and stains, rather than just painting over the real problem. 

According to GrandviewResearch, “The building structures application segment is expected to expand at the fastest growth rate of 8.4%, in terms of revenue, over the forecast period. The growth is attributed due to its high application in building to improve the shelf life and protection at varying temperatures.” This segment indicates the importance of prioritizing the structure of the building and using waterproofing now rather than later as the market becomes more expensive. 

Common Causes of Grouting Failure

Waterproofing can save the structure of a building and preserve its value, but what happens when poor waterproofing service occurs? Taking the time to do a water leak investigation can help identify where the critical issues lie. Any issues in waterproofing may happen due to:

  • Issues from higher levels: In multi-level buildings, the higher floors may be more susceptible to waterproofing issues. For example, the top floors can experience problems with puddles forming on the roof from rainwater. Flat roofs especially frequently collect excessive rain that can lead to leaks and eventually damage to the structure of the building. On higher floors, poor workmanship with plumbing can also lead to waterproofing failures.
  • Poor waterproofing work: Incorrect installation or poor workmanship of waterproofing can cause issues. Places that are trickier, such as balconies and windows, require professional waterproofing services. Additionally, wrong product specifications can result in insufficient substrate preparation, meaning the preparation before the waterproofing membrane was incorrect.
  • Lack of maintenance: Continuing to check waterproofing areas on a regular basis will help identify any problems early, avoiding significant issues like concrete cancer. Tiny leaks, cracks, and stains should be a priority for immediate remedial steps.. Maintaining seals on windows, doors, wall systems, balconies, and roofs can provide time to formulate a proactive approach that decreases the risk of a developing issue. 
  •  Incorrect waterproofing membrane: Make sure to choose a waterproofing system that includes a sheet membrane with all the ancillaries. Also, consider the flexibility of the membrane to allow building movements and to resist UV rays, chemicals, harsh salt air, and in some situations root penetration.

Poor waterproofing can fail, leading to cracks, mold issues, and structural defects that can have a high price tag to fix. Additionally, poor waterproofing can cause safety issues, significantly reduce the property value, and lead to unfitness for occupation. Partnering with a waterproofing and sealant services provider that ensures optimal solutions can remedy the problem. 

What to Expect in Grouting Maintenance

To obtain a great remedial waterproofing outcome from grouting, find a professional you can trust. Taking important steps to having frequent updates on the structure of the building can save costs down the road. Here are a few steps to take to ensure the proper maintenance that will reduce the risk of bigger issues:

  • Perform an annual or biannual walkthrough to examine the overall condition of the exterior wall system.
  • Remove or replace sealants that appear to be torn, deteriorated, or inelastic.
  • Remove plant growth that can contribute to moisture penetration or deterioration of any brickwork.
  • Install remedial anchors and ties in accordance with manufacturer recommendations.
  • Repoint with prehydrated mortar, mixed drier than conventional masonry work.
  • When repairing mortar joints, surface grout hairline cracks and repoint damaged or deteriorating mortar joints.

Paying attention to the maintenance of the building, never dismissing cracks, and taking notice of any visual discrepancies like water damage can preserve the building. Maintenance and performing minor repairs can help avoid replacement and the need for drastic projects.

How to Pick the Right Waterproofing Service

To prevent a water problem and resolve issues associated with a faulty structure, a good waterproofing company can help. According to VentsMagazine, “Water damages can lead to massive problems in the building’s appearance and structure. It will affect the building surface and also lead to security and health issues for the members inhabiting the building.” Upon deciding to waterproof, the next important factor is finding a partner you can trust A few tips to help pick the best company for building maintenance services can include:

  • Ensure the company has the proper paperwork and permits for the job, such as insurance, bonding, or licenses. Bonding will ensure the costs of any risks or accidents will be covered.
  • Find a company that specializes in waterproofing structures.  
  • Ensure the company has the necessary infrastructure to complete the job. This will help ensure quality and reliability.
  • Hire an experienced company, one that has a documented history of success.
  • Due diligence should extend to reading online reviews of the company. This can help you eliminate companies that have a less-than-stellar reputation.

Properly protecting a building from different kinds of water damages, such as leaks, moisture, and rain, can help retain its structural integrity and value. Without waterproofing, the foundation of the structure may suffer and force cracks and joints to become bigger. Stay up to date regarding local building codes and reviews of companies, especially for high-rise buildings, and preserve the time spent on designing, planning, and building the structure.

Guarantee Building Integrity With Expertise in Building Waterproofing. 

Having more concrete background knowledge on waterproofing and the aspects of the service can help you make an informed decision when choosing the best company to trust. Waterproofing failure can have a drastic impact on a building’s safety and value but it does not have to. Following the tips above and keeping a close eye on the maintenance of the building can lead to fewer long-term damages. To keep water leaks and other potentially costly issues from happening, enlist the professional waterproofing and sealing services offered by the EDS & JOBS Group.

High Rise Window Cleaning

A Comprehensive Guide to Skyscraper or High Rise Window Cleaning System

/in /by

Skyscrapers with sparkling glass windows can give the skyline and any business an elegant look, but how do they clean windows on skyscrapers? To keep the windows pristine, high-rise window washers take the time and follow the proper safety measures to scale up the side of the building and clean the glass. Snow, smog, debris, bird droppings, rain, and sometimes even food can leave an industrial building’s appearance looking messy and unkempt. With the proper climbing and safety tools, high-rise window cleaning can provide a better appearance for the building and windows, resulting in a building that projects a high-quality aesthetic.

A Primer on the High Rise Window Cleaning Industry

The Industry Is Recovering

The high-rise window washing industry continues to gain momentum after a 5.2% decline in activity in 2020 due to Covid and other disruptions. As the industry of skyscrapers grows and society slowly returns to normal after dealing with the pandemic for almost two years, there is a 2.2% annualized rate, including an increase of 6.9% in 2021 alone. This upward trend indicates that more buildings will need high-rise window washers. As the recovery process continues, more people will look to join the industry. As of this writing, the industry has employment of 123,000+ workers with 40,000+ businesses receiving service. Those numbers are not exact, due to how the US Bureau of Labor Statistics combines window washers and all janitorial services into one category. Thus, sources vary widely on the exact number of workers and growth rates in each group. 

Safety Is a Top Priority, Resulting in a Massive Decline in Fatalities Over Recent Decades

There was a time when the high-rise window washing resulted in many, many fatalities, and this is due to old ways of approaching safety. Today, safety takes a top priority when scheduling any high-rise services, and the emphasis on safety has resulted in the risk of fatalities declining over time. However, that lower risk is not an excuse to forgo proper training and experience when looking for a high-rise building services provider.  

Seasonal Change Also Influences Demand for High rise Window Cleaning.

There are many factors that contribute to making it more difficult for high-rise window cleaning, including seasonal-related concerns and fluctuating demand for services. Wind alone causes issues for high-rise window washers. Now consider how hurricane season will influence the demand for services; still, professionals must take care when cleaning windows. Meanwhile, heat waves and periods of extreme precipitation can also affect the demand for window cleaners, due to the safety issues and added difficulty of reaching the actual windows. A heatwave increases the potential risk of heat stroke or dehydration because workers have no shade while suspended or on the platform. 

FAQs About High Rise Window-Cleaning

Seeing window washers high in the air on the side of a building can raise some questions about the job, such as how much is a skyscraper window cleaner paid, or what is the average salary for a skyscraper window cleaner? Most business owners of high-rise buildings and glass-front offices choose to outsource window cleaning to professional services to save a considerable amount of time and effort. Window cleaning requires specific skills and training, and anyone scaling a building must make safety the top priority. Looking into the window cleaning business can raise questions as to exactly how the process is done and how much risk is involved. 

How Often Do High Rise Windows Need Cleaning?

To determine how often a building requires cleaning will depend on the type of businesses in the building, the surrounding environment, the amount of foot traffic within the building, and whether smoking is permitted inside the building. In addition, if a building is a clean, non-smoking office space that is located on a clean street, the windows will require cleaning less frequently. However, the windows will need more frequent attention if the building is:

  • For industrial work or a medical facility.
  • Subjected to a larger amount of foot traffic
  • Located on a busy street or near a large body of water
  • Subjected to frequent smog or avian visitors.

An example of a building that requires window washing more frequently is the Empire State Building in New York City, where the windows open and employees on higher floors will actually dump food or beverages out the windows.

What Types of Risks Do Window Washers Face with a Tall Building?

Having to scale a building that can reach over 15 meters in height can quickly add a significant risk factor to the job of window washing. Working at higher elevations requires a specific set of skills along with keen instincts (much like those associated with rock climbing) to handle the height with proper mobility and follow the proper safety measures. Aside from the extreme heights and risk of falling, wind can affect the stability of the scaffolding and suspended platforms, which increases the chances of an incident. The scorching sun, heavy precipitation in the form of snow or rain,  lightning, and colder temperatures are all weather conditions that can add difficulty and risk of injury for workers. In the colder months, window washers use cool or lukewarm water because using hot water in lower temperatures may cause the glass to break and possibly cause serious injury. 

How Long Does Cleaning Take?

It all depends on the building, equipment, and the window team’s level of training. Every building presents unique challenges because of its design and every team member brings their own set of skills and experiences to the table as well.  Depending on the tools, equipment, and products used, cleaning can also become more involved and detail-oriented.

Every building window washer has his or her own approach to the job. And naturally, a larger building will take longer than one with fewer floors, fewer windows, and less space to cover. However, the types of cleaning services required can also increase cleaning timelines. More in-depth cleaning may take longer and require specialized high-rise window cleaning gear. Also, checking and repairing seals and waterproofing envelopes may be a more involved process than anticipated.

The best way to get an accurate estimate on how long your building’s cleaning services may take is to discuss it with the window cleaning team. They usually can provide an estimated timeline for completing their work. They will have access to the finest high-rise window cleaning equipment and supplies to ensure the results meet or exceed expectations and standards. Additionally, work can be planned and scheduled so as to make a minimal impact on business operations. 

How Much Do Properly Trained Window Washers Make?

According to a recent survey highlighted on Salary.com, high-rise window washers in the United States currently can earn an average of around $22 per hour as of August 27, 2021. The normal pay range for general window washing falls between $19 and $27, depending on location, the level of education and training, specializations, and other factors.

Window cleaners might charge less because they have limited experience washing windows or in the building maintenance services industry. Or they may be offering a baseline cleaning service with no additional perks like inspections and leak testing. The high-rise window washing equipment they use can also impact services and rates. Therefore, checking rates and services and looking at more than one provider helps building managers find the best building window washer services for their unique set of needs.

Professional high-rise window washers bring added value to the building maintenance team and are worth their weight in gold. For instance, the Empire State Building, with its 102 floors, takes six men about four months to clean — and once they’re done, the window cleaners must start all over again. The act of window washing is a highly specialized job that requires additional pay.

What Type of Certification Should Window Cleaning Crews Maintain?

To ensure the continued safety of all workers on site, window cleaning crew members must have several critical safety certifications and meet specific training requirements before work can safely begin:

IWCA Certification

The IWCA Safety Certification Program is made up of five essential training focuses that keep window washers safe: Route/Residential, Commercial Ground, Rope Descent Systems, Suspended Scaffold, and High Rise Specialist. Window cleaners who receive certification complete all courses, during which they learn about the safe use of basic window cleaning equipment and chemicals, as well as the safe completion of more complicated and hazardous high-rise cleaning services. This comes together to ensure the safety of both workers, occupants, and street-level passersby when window washing high-rise buildings.

OSHA 1910 Training

For any team member whose job requires working in an area where there is a higher risk of falls, the employer is required to provide proper professional training and safety certification for each employee before any work commences. Certifications include the use of equipment, proper inspection and maintenance of equipment, utilization of PPE and safety equipment, hazard identification and mitigation, and proper safety reporting protocols. All high-rise window washers must have this training and certification(s).

IRATA/SPRATA Certification

The Industrial Rope Access Trade Association (IRATA) and the Society of Professional Rope Access Technicians (SPRAT) are internationally recognized standards when it comes to rope-related work and safety protocols. Certification is attained by completing a 4-day course and passing both a written and hands-on test. The grading parameters for both tests constitute a simple pass or fail. Failure to pass the building window washer tests means no certification and the course must be retaken.

Working with a trained and experienced professional makes it easy to get the best services and answers to all your questions, such as how often do skyscraper windows get cleaned, how much should I pay for window washing services, and do I have to provide the high rise building glass cleaning equipment myself?

The High Rise Building Glass Cleaning Equipment Needed for Window Cleaning

As with any job, producing professional results requires using professional-grade tools and equipment. For commercial building window washers, three are three main categories of tools that make their jobs safer and easier. Together, high-rise window washing equipment and quality high-rise window cleaning gear enable these individuals to do the best possible job. Here are a few examples of the common skyscraper window washing equipment utilized for these aerial feats:

Climbing Tools

Skyscraper window cleaners utilize these tools to navigate a building’s exterior:

  • Movable platform: While fixed scaffolds can be useful for short buildings of only a few stories, a high-rise window cleaning platform allows window washers to access higher windows while keeping them safe and secure. The platforms can be automatic with an electric motor to power them or they can be moved by hand. This is the most common way for high-rise window washers to move about the building.
  • Bosun’s chair: If the window washer is not standing on the platform, they typically use a bosun’s chair. This is a one-person-sized platform where the window washer can sit as they are moved along the exterior of the building. Often there are hooks and attachments for the bucket and other tools, so they are easily and safely accessible.

Cleaning Tools

High rise window cleaners typically use these kinds of cleaning tools with most jobs:

  • Toolbelt: Keeping vital tools and accessories within easy reach helps window washers stay efficient and it also keeps them safe while they work.
  • Bucket: The bucket holds whatever cleaning solution is being used on the windows, whether it is a simple soap-and-water mix or a solution with ammonia mixed in.
  • Sponge or T-bar wand: Window cleaners often gravitate toward one of these two tools to get the window wet with the cleaning solution.
  • Squeegee: A window cleaners’ best friend, squeegees are used to wipe the dirty water away—and it is key to getting a clean, clear, and streak-free window.
  • Glass scraper: The glass scraper often comes in handy as it allows window washers to easily remove caked-on dirt and grime, such as bird droppings or tree sap.
  • Towels: Rags and towels can help remove any remaining drops from the squeegee and are useful for buffing and final polishing of the windows.
  • Spare accessories: The bars of the squeegee and other components of common tools can wear down over time, so having a few spares on hand is always good.

Safety Tools

All building window washers use different safety tools during their work as well:

  • Safety belt or harness: This is one of the most critical pieces of gear a window washer can have. If the platform falls, the safety harness is set up to be attached to the building itself to prevent them from falling.
  • Protective gloves: Window cleaning is a wet and messy business. Gloves will protect against possible skin irritation from the cleaning supplies and from the wear and tear of repetitive movements. Most professional washers also wear gloves that help protect against frostbite when working in cold and windy conditions.

Additional High Rise Services That Accompany Window Cleaning

Often, window washers are doing more than simply throwing soapy water at windows. It takes a lot to get someone up on the side of a high-rise office building or skyscraper. Making the most of that time is critical, so many window washers also work as frontline inspectors as they work. Here are just a few of the other jobs that a window washer may do during their time up in the air:

  • Building Envelope Inspection. Visual checks for obvious damage are a given when someone will be getting that close to every window in the building. Window washers can check seals, the facade, and window casings for signs of wear-and-tear damage.
  • Painting and Metal Refinishing. Every building will need some occasional advanced cleaning and touch-up work. Routine cleanings are an excellent time to make note of faded paint or rusty areas that need to be dealt with sooner rather than later.
  • Minimal Facade Repairs. Small cracks and chips can often be treated with some caulking and a well-applied patch. At times, the window washers themselves will be trained to do these minimal repairs using high-rise window cleaning equipment.
  • Temporary Waterproofing. When leaks and problem areas are identified, it is often necessary for the window washers to use some sort of temporary waterproofing seal to keep things secure until a more permanent solution can be provided.
  • Penetration Testing. While it is not as commonplace as other secondary services, the window washing crew may be able to perform basic penetration testing. These tests check for water and air movement into the building through cracks.

Benefits of Working With the Right Team for High-Rise Exterior Maintenance

For every business, the importance of presenting a pristine aesthetic appeal is a priority and can leave a lasting impression. This should also extend to the building’s exterior and curb appeal. The ability to immediately scale the outdoor workforce to meet changes in demand, such as during periods of severe weather, like hurricane season, is crucial. Depending on the provider, outsourcing puts all needs in the hands of a single entity. By teaming up with a high-rise exterior maintenance company, you can focus on growing your business on the inside with the customers, with the peace of mind that the exterior is being well cared for as well. 

Extensive Experience in Building Management

Facilities managers can rest assured that the needs for grounds and exterior maintenance will be addressed as planned, and third-party contacts between the building management team and the contractor will increase collaboration. Working with a company with experience can ensure the ability to execute the plan and bring peace of mind that any unplanned maintenance will be handled by a professional.

Integrated Building Services, Including Inspection & Repairs

Staying up to date on services and repairs needed around the building can ensure the building’s structural integrity and aesthetic appeal. Maintaining a building’s finishes such as stone and metal and even waterproofing requires specialty services that only the best can provide. High-rise maintenance systems work best with routine and scheduled services like pressure washing to ensure the proper condition of the exterior. 

A High Focus on Safety to Keep Your Liability in Check

Choosing the best team for exterior maintenance services will help in ensuring and analyzing the safety of the building and even bring in solutions to further improve that safety. For instance, outdoor lighting accents continue to be used as functional design elements along pathways, walkways, and entrances. This helps add a safety element to areas that would otherwise be dark.

Quality Results That Last

Everyone wants fast results, but the quickest way may not provide the best quality for the long run. This raises the potential of additional spend down the road to correct any errors. Going with the best option for exterior maintenance, both speed and quality can easily be achieved without causing damage to the building or the need to spend more money fixing errors.

Lower TCO Over Time

High-rise window cleaning systems also help to lower the building’s total cost of ownership (TCO) over time. This occurs by identifying at-risk areas of the building that may be susceptible to deterioration that results in water or air penetration and potential damage to the building. 

Increased Building Aesthetic

A natural benefit of hiring a professional, experienced, and safety-compliant window cleaning company to clean a building’s windows is that it will keep your building looking great. The upkeep in window cleaning will present a professional look and help building owners and commercial real estate agents attract potential new tenants.

Summary: Know the Reality of Skyscraper Window Cleaning and Maintenance

The right strategy for high-rise window cleaning and maintenance begins and ends with experience. And figuring out the various nuances of window washing is much more than choosing a single cleaning solution or trying to find the best way to reach the windows. It’s the culmination of experience that can help your building look its best, work with the right professionals, leverage integrated high-rise exterior maintenance services and more. 

Connect With the Right Company to Ensure the Highest Standards of High Rise Window Maintenance

Skyscraper window cleaning and maintenance must not be an afterthought, and failure to consider the risks and needs for each job will result in added liability and safety risks. Fortunately, the experts have already done all the legwork for you, and you can create a turnkey strategy for exterior building maintenance by choosing the right partner.

Contact EDS Waterproofing to schedule your window washing consultation today.