The Science Behind Commercial Sealants and Waterproof Coatings

Water is one of the most destructive forces affecting commercial buildings. While rain, snow, and humidity are unavoidable throughout New England, the long-term damage they cause doesn’t have to be.

Commercial sealants and waterproof coatings are engineered to prevent moisture intrusion before it reaches the building’s structural components. When properly selected and professionally installed, these systems help extend the life of masonry, concrete, EIFS, stucco, and other exterior assemblies while reducing costly repairs and improving overall building performance.

At ESI Waterproofing & Masonry Restoration Inc., we’ve helped commercial property owners across Massachusetts and New England protect their investments since 1987 through comprehensive waterproofing and building envelope restoration solutions.

Why Water Is the Biggest Threat to Commercial Buildings

New England buildings experience some of the harshest environmental conditions in the country.

These include:

• Freeze-thaw cycles
• Heavy rainstorms
• Snow accumulation
• Ice dams
• Coastal salt exposure
• Wind-driven rain
• Seasonal temperature swings

Even microscopic cracks allow moisture to penetrate building materials.

Once inside, water can lead to:

• Concrete deterioration
• Masonry cracking
• Rusting reinforcing steel
• Interior leaks
• Mold growth
• Efflorescence
• EIFS failures
• Stucco delamination
• Structural damage
• Increased heating and cooling costs

Preventing water infiltration starts with understanding how waterproofing systems actually work.

The Science Behind Commercial Sealants

Commercial sealants are far more advanced than traditional caulking products.

Their purpose is to create flexible, watertight joints that accommodate building movement caused by:

• Thermal expansion
• Wind loads
• Settlement
• Seismic movement
• Material shrinkage

Unlike rigid materials, modern sealants stretch and compress while maintaining adhesion.

Quality commercial sealants are designed with:

• High elasticity
• UV resistance
• Weather resistance
• Chemical resistance
• Long service life
• Excellent adhesion to multiple substrates

Common applications include:

• Expansion joints
• Window perimeters
• Curtain walls
• Control joints
• Parking structures
• Precast concrete panels
• Masonry interfaces
• Roof transitions

Without functioning sealants, water almost always finds its way behind the building envelope.

How Waterproof Coatings Protect Building Materials

Waterproof coatings work differently than sealants.

Instead of filling joints, coatings create a protective barrier across the surface of masonry or concrete.

Depending on the product, coatings may:

1. Repel Water

Hydrophobic coatings force water to bead and run off surfaces while allowing trapped moisture vapor to escape.

This “breathable” technology is especially valuable for:

• Brick
• Natural stone
• CMU
• Historic masonry

2. Prevent Chloride Penetration

Parking garages, bridges, and coastal buildings are exposed to deicing salts and chlorides.

Protective coatings prevent these harmful chemicals from reaching reinforcing steel where corrosion begins.

3. Reduce Carbonation

Concrete naturally absorbs carbon dioxide.

Over time this lowers concrete alkalinity and accelerates reinforcing steel corrosion.

Specialized coatings slow carbonation significantly.

4. Bridge Hairline Cracks

Elastomeric waterproof coatings stretch with the substrate.

Many products can bridge small cracks without allowing water infiltration.

This is particularly important on:

• EIFS
• Stucco
• Concrete
• Cementitious facades

Understanding Breathability vs. Waterproofing

One of the biggest misconceptions is that waterproofing means completely sealing a wall.

In reality, quality building envelope systems must accomplish two things:

• Prevent liquid water from entering
• Allow water vapor to escape

If moisture becomes trapped inside masonry, damage may actually worsen.

Professional waterproofing systems are carefully selected based on:

• Building materials
• Existing moisture conditions
• Vapor permeability
• Climate
• Exposure conditions
• Age of the structure

This is why every restoration project should begin with a comprehensive building assessment.

Choosing the Right Waterproofing System

Every commercial building is unique.

No single waterproofing product works for every application.

Professional evaluations consider:

Brick Masonry

Requires breathable penetrating sealers that preserve appearance while reducing moisture absorption.

Concrete Structures

Often require elastomeric coatings capable of bridging cracks and resisting chlorides.

EIFS Systems

Require manufacturer-approved waterproof coatings that maintain drainage performance while protecting the finish.

Stucco

Needs flexible coatings that prevent cracking while allowing vapor transmission.

Historical Buildings

Historic masonry demands specialty breathable treatments that comply with preservation standards and avoid trapping moisture within original materials.

Why Surface Preparation Matters

Even the highest-quality waterproof coating will fail if installed over contaminated or deteriorated surfaces.

Proper preparation may include:

• Pressure washing
• Masonry cleaning
• Crack repairs
• Repointing deteriorated mortar joints
• Concrete restoration
• Sealant removal
• Surface profiling
• Moisture testing

Professional preparation often determines whether a system lasts five years or twenty years.

Commercial Waterproofing Helps Reduce Operating Costs

Investing in waterproofing is one of the highest-return maintenance strategies available.

Benefits include:

• Fewer emergency repairs
• Lower maintenance costs
• Reduced structural deterioration
• Improved tenant satisfaction
• Better indoor air quality
• Lower energy consumption
• Longer building life
• Higher property values
• Increased capital planning predictability

For commercial property owners, preventing water intrusion is significantly less expensive than repairing structural damage later.

Massachusetts and New England Building Code Considerations

Commercial waterproofing projects should comply with applicable building codes and industry standards.

In Massachusetts and throughout New England, restoration work is commonly performed in accordance with:

• 780 CMR – Massachusetts State Building Code, which incorporates the International Building Code (IBC) and includes requirements related to weather protection, exterior wall assemblies, and building envelope performance.
• International Energy Conservation Code (IECC) provisions adopted by Massachusetts, emphasizing continuous insulation and air barrier performance to improve energy efficiency.
• ASTM International standards for sealants, coatings, and masonry restoration materials, including ASTM C920 for elastomeric joint sealants and ASTM E514 for water penetration testing of masonry.
• The Masonry Society (TMS) standards for masonry design and restoration best practices.
• Manufacturer installation guidelines, which are often required to maintain product warranties and achieve long-term performance.

For historic properties, restoration work may also need to align with preservation requirements established by local historical commissions or applicable state and federal preservation standards.

Working with an experienced contractor helps ensure waterproofing systems are compatible with both the building’s construction and applicable code requirements.

Why Property Managers Choose ESI Waterproofing & Masonry Restoration Inc.

Since 1987, ESI Waterproofing & Masonry Restoration Inc. has provided comprehensive building envelope restoration solutions throughout Massachusetts and New England.

Our experienced team specializes in:

• Commercial waterproofing
• Masonry restoration
• Concrete restoration
• Historical restoration
• EIFS repair and restoration
• Stucco repair
• PVC siding replacement
• Clapboard siding replacement
• Parking garage restoration
• Building façade restoration
• Commercial sealant replacement
• Expansion joint repair
• Protective waterproof coatings

We understand how New England’s climate impacts commercial buildings and design restoration solutions that maximize durability, energy efficiency, and long-term performance.

Whether you’re managing an office building, condominium, healthcare facility, educational campus, industrial property, or historic landmark, our team delivers customized restoration strategies that protect your investment for decades.

Protect Your Building Before Water Damage Begins

Water intrusion rarely starts as a major problem—it begins with tiny cracks, aging sealants, or deteriorating coatings that often go unnoticed until costly damage occurs.

Routine inspections and proactive waterproofing can help extend the life of your building envelope, minimize unexpected repairs, and preserve the value of your property.

ESI Waterproofing & Masonry Restoration Inc. provides comprehensive evaluations, expert restoration services, and long-lasting waterproofing solutions for commercial properties throughout Massachusetts and New England. If your building is showing signs of water infiltration, deteriorating masonry, or aging exterior finishes, our team is ready to help develop a restoration plan tailored to your property’s specific needs.