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Waterproofing & Sealants

Waterproofing & sealants • Roswell, GA

Commercial Waterproofing in Roswell, GA

On Roswell commercial buildings, water rarely comes through the face of the stucco. It comes in at a dried-out sealant joint, an unflashed parapet or a window perimeter. We find those details, replace or correct them, and coat the wall where it needs it.

Sealant replacement programs
Expansion joint repair
Flashing & parapet details
Elastomeric & breathable coatings

Call (770) 501-8588 How we waterproof

1999Georgia envelope work

By elevationPhased sealant programs

WrittenItemized quotes

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Roswell commercial stucco & EIFS. Property managers, boards, owners & builders.

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Keep water moving

Every joint has a service life

Sealant is the part of a stucco or EIFS facade that wears out first. On a Roswell office building or shopping center from the 1990s, the original joints at windows, storefronts, expansion joints and panel edges have often been in service far longer than any sealant is designed to last. They harden, pull away from one side of the joint, and let wind-driven rain into the wall.

Replacing them well takes more than a new bead over the old one. We cut out the failed sealant, clean and prime the joint faces, set backer rod at the right depth and tool the new sealant so it can move with the building. Where a joint was never given the width or the backing it needed, we correct that too.

Flashing is the other half. Roof-to-wall transitions, parapet caps, window heads and through-wall penetrations need to shed water out and away from the cladding. Where the facade itself is sound but porous or hairline cracked, an elastomeric or breathable coating adds a further layer of protection, chosen to suit the wall system underneath.

Waterproof coating being applied to an exterior stucco wall

1999keeping Georgia buildings dry

What we waterproof

Commercial waterproofing work in Roswell

These are the details we check and correct on office, retail, multifamily and hospitality buildings.

Sealant replacement programs

Old sealant is cut out, joints cleaned and primed, and new backer rod and sealant installed, building-wide or elevation by elevation.

Phased over budget cycles

Expansion joints

Failed expansion and control joints are rebuilt and sized so the joint can move with the building instead of tearing.

Joints that flex, not split

Window & storefront perimeters

Perimeter sealant, sill flashing and head details are corrected so water running down the wall is turned out, not in.

Water tested, then sealed

Parapets & roof-to-wall

Parapet caps, coping joints and roof-to-wall flashing are corrected where water enters the top of the wall.

Weak point on every roof

Elastomeric & breathable coatings

Elastomeric coatings to bridge fine cracks, or breathable coatings where the wall needs to dry outward, chosen for the substrate.

Matched to the wall

Penetrations & attachments

Tenant signage, light fixtures, mechanical lines, railings and balcony attachments are flashed and sealed where they pass through.

Sealed at every fastener

Seal, flash or coat?

Choosing the right waterproofing scope

A coating can’t fix a missing flashing, and new sealant won’t help a parapet whose cap is open. We start with the details where water is actually getting in, and only recommend a coating when the face of the wall needs one.

Coating choice matters too. Elastomeric coatings bridge hairline cracks and shed rain well, but a non-breathable film over a wall that is already wet can trap moisture. Where readings show wet areas, we repair those first.

For sealant, the question is usually full program or targeted repair. If the joints are the same age everywhere, replacing them in one program is usually the better value. If failures are concentrated on one or two elevations, we can phase the work so it fits operating budgets or reserves.

Typical waterproofing scopes
Scope	Best for	Result
Targeted sealant repair	Failures on one elevation	Leaks closed
Full sealant program	Joints the same age everywhere	Building resealed
Flashing correction	Parapet & opening leaks	Water turned out
Elastomeric coating	Sound wall, many hairline cracks	Cracks bridged
Breathable coating	Dry stucco needing protection	Sheds rain, dries out

Our process

How we waterproof an occupied building

Sealant and coating work depends on weather and cure time, so we plan the sequence and access with you before work starts.

Survey & test

We walk every elevation, check sealant adhesion and condition, take moisture readings at windows and joints, and water test where tenants have reported leaks.

Sealant condition by elevation
Moisture readings mapped
Leak points confirmed

Scope & phasing

You get an itemized scope that separates active leak repairs from preventive work, with phasing options by elevation or by building.

Itemized by elevation
Program or targeted options
Access & scheduling plan

Seal, flash & coat

Failed joints come out and are rebuilt, flashing is corrected, any wet substrate found along the way is replaced, and coatings go on where the wall needs them.

Joints primed & tooled
Flashing corrected
Daily cleanup

Tenants reporting leaks after storms?

That usually points to a joint or flashing detail. A water test can confirm the source before you commit to a full program.

Schedule a site walk

Roswell weather & the envelope

Keeping Roswell facades dry year-round

Storms, humidity and shade all show up first at the joints.

Roswell gets the full North Georgia pattern: humid summers, hard afternoon thunderstorms with wind-driven rain, and the occasional freeze in winter. Much of the city also sits under mature tree canopy, especially near the Chattahoochee and around the historic district, so shaded elevations dry slowly and stay damp after every storm. Joints that face the weather and walls that never see sun are where sealant fails first and where mildew and staining follow.

Sun-facing elevations

South and west walls where heat and UV harden sealant years before the shaded side.

Shaded, damp walls

Elevations under tree cover that hold moisture and need a coating that lets the wall breathe.

Working the calendar

Sealant and coatings need dry surfaces and suitable temperatures, so we schedule around the weather.

Roswell
Historic Roswell
Chattahoochee River corridor
Holcomb Bridge Road
GA 400 corridor
Alpharetta Highway
Mountain Park
Sandy Springs
Alpharetta
Johns Creek
Dunwoody

Questions & answers

Commercial waterproofing FAQ

Questions Roswell managers and boards ask about sealants, flashing and coatings.

When is the best time of year to replace sealant on a Roswell building?

Spring and fall are usually easiest, but we work much of the year. What matters is dry joint surfaces and temperatures inside the manufacturer’s range, so we watch the forecast and avoid applying sealant right before rain or on frozen mornings.

Why are the shaded walls on our Roswell property stained and damp?

Elevations under heavy tree cover dry slowly, so any water that gets in at a joint or crack stays longer and feeds mildew. We check those walls with moisture readings, correct the entry points and, where it fits the system, recommend a breathable coating.

How often should commercial sealant joints be replaced?

It depends on the product, exposure and joint design, but sealant does not last as long as the cladding around it. We inspect joints for adhesion loss, cracking and hardening and recommend replacement when they fail, rather than on a fixed calendar.

Is an elastomeric coating right for our building?

Sometimes. Elastomeric coatings bridge hairline cracks and shed water well, but they slow vapor movement. On walls that need to dry outward, a breathable coating is usually the better choice. We recommend one after seeing the wall and the system behind it.

Can you just caulk over the old sealant?

We do not recommend it. New sealant over failed sealant has nothing sound to bond to and usually fails quickly. A proper replacement cuts out the old material, preps the joint and installs new backer rod and sealant.

Request a waterproofing quote in Roswell

Tell us where water is showing up. We will check the joints, flashing and drainage and send a written scope.

Call (770) 501-8588 Commercial quote