News

Strategic Sealant Replacement: Knowing the Right Time to Replace Building Sealants

Posted on March 19, 2024 by a1_admin

What is the key to building longevity? For the Romans, with structures still standing 2,000 years later, it was self-healing concrete. In the U.S., where the average age of commercial buildings qualifies them for an AARP card, the key to longevity is preventative maintenance.

Sealants protect buildings and prevent water, air, and other environmental elements from seeping in and wreaking havoc. When left unchecked, external elements can significantly damage your building’s structural integrity and shorten its lifespan. This article will guide you through the optimal timing to replace building sealant, signs of sealant failure, and actionable advice to ensure your building’s longevity and aesthetic appeal.

Building Sealant Application and Lifespan

Most commercial buildings in the U.S. are in the “old-age” phase of the building life cycle, with an average age of over 53. A condo in Honolulu shows that buildings have the potential to last hundreds of years through a proactive approach and by addressing warning signs before they lead to significant problems.

Sealants aim to keep unwanted water, pests, and potentially hazardous pathogens at bay. These applications are an industry staple, but they don’t last forever. They require inspection, reapplication, and replacement to ensure effective weatherproofing and waterproofing. There are two main types of sealants to consider, each offering distinct advantages.

Silicone sealants are known for their durability, flexibility, and resistance to temperature variations and UV light, making them ideal for use on glass, metal, or tile surfaces. More of a joint compound than a sealant, silicone dries fast and can last up to 20 years or more, depending on the environmental conditions.

Polyurethane sealants, on the other hand, are better suited for natural surfaces like wood or stone due to their strength and adhesion. While polyurethane sealants are true sealants, they typically have a shorter lifespan than silicone, ranging from 5 to 10 years, and take longer to cure and dry.

Your building service provider can help you choose the proper sealant based on environmental exposure, scope of work, desired longevity, and upkeep.

Signs It’s Time to Replace Building Sealant

Building inspections are an ideal time to look for indicators that the sealant is failing. At the minimum, these inspections should occur annually. Factors such as building age, environmental exposure, and problematic areas require more frequent inspections.

Here’s what to look for when inspecting your building sealants:

1. Is the surface of the sealant cracked or alligatored?

2. Are there cracks, punctures, discoloration, or missing sealants on the building exterior and/or window perimeters?

3. Has the existing sealant become hardened?

4. Are any sealants separated from the substrate/wall or window/door perimeters?

5. Is the sealant reverting to a soft/tacky state?

6. Is there any evidence the joints have been skimmed over?

Catching a problem early makes all the difference in remedying it. Leveraging technology like drones to record video allows you to capture photos to document how well your building is aging, plan for capital improvement projects, and give you an idea of how long an issue has persisted.

ROI and Value of Proactive Sealant Replacement

Regular inspections and proactive sealant replacement deliver ROI savings on energy costs, prevent extensive damages, and avoid tenant disruptions. The Onslow Memorial Hospital, located in Hurricane Alley, relies on waterproofing in the face of relentless weather to ensure services aren’t interrupted for the patients they care for.

In Valcourt’s webinar “Unlocking Hidden Value: How to Optimize Your Facilities Budget,” Adam Hibshmam of ProXpress shares a real-world example of how passing on a minor painting and sealant can balloon repair costs. In two short years, minor repairs became extensive as the damage permeated the interior, adding another $105,000 to repair costs and nearly doubling the original quote.

The ROI in this case is clear – taking preventative measures such as sealant replacement can save thousands of dollars in potential damages. But it’s not just about the cost savings; it’s also about maintaining a safe and functional space for tenants and employees.

Implementing a Proactive Sealant Replacement Program

The Department of Energy’s (DOE) Building Technology Office is trying to match the Romans by developing a self-healing sealant of their own. This innovation has great potential in minimizing costs and extending the life of buildings. However, until this miracle product becomes a reality, implementing a proactive sealant replacement program is your best bet for preserving building integrity.

Routine Inspection Schedule: Establish a regular schedule for sealant inspections, focusing on areas known for water infiltration and environmental wear.
Documentation and Tracking: Record inspection dates, document findings with photos, and actions taken. Thorough documentation ensures consistency, aids in planning future maintenance, and provides a historical record of sealant performance.
Professional Consultation: Engage with building service providers to assess your building’s specific needs, recommend the best sealant options, and ensure proper application for long-lasting protection.

Implementing this program involves periodic maintenance and responding proactively to the earliest signs of wear or damage, such as cracking, discoloration, or detachment from the substrate. By partnering with specialists, you can tailor effective strategies for sealant maintenance, ensuring your building remains secure, functional, and visually appealing.

A Proactive Sealant Strategy for Building Longevity

The longevity and resilience of your building rest significantly on the strategic replacement of sealants. Proactive maintenance curbs potential damage and delivers considerable return on investment, safeguarding your property’s aesthetic and structural integrity.

Enhance your building’s integrity with our Building Facade Assessment Tool, featuring a comprehensive section on joint sealants. This resource allows you to visually identify maintenance needs and provides a detailed report.

Don’t wait for minor concerns to escalate into costly repairs; explore our tool now to prioritize your building’s longevity.

Staying Ahead of Damage: Embracing Proactive Waterproofing Solutions

Posted on March 12, 2024 by a1_admin

Predicting the weather has never been an exact science. Mother Nature is making weather forecasting even more unpredictable with a series of odd weather events, including one of the wettest Januarys on record. Much like meteorologists aim to predict the weather, you aim to predict what measures will best safeguard the structural integrity and value of your building in the long run.

Effective waterproofing prevents costly water damage by addressing potential risks before crises occur. This article will dive into the benefits of proactive waterproofing and why this investment delivers a layer of security to reduce risk against the known and the unknown.

Avoid Disaster with Proactive Waterproofing

A study by the EPA revealed that 85% of buildings randomly surveyed across the U.S. had past water damage. Nearly half of these buildings were still experiencing problems with water damage, and over one-third reported leaks in occupied spaces. Once water infiltrates a building and continues unmitigated, it can lead to various issues, including mold growth, structural damage, and even health hazards for occupants.

The commonality of water damage and its potential to cause damage merit a proactive approach to stop water infiltration. A proactive approach creates and maintains a waterproof barrier around your building envelope. This approach differs from reactive waterproofing, which involves repairing damage after signs of water infiltration.

Repairing water damage is costly, far surpassing the cost of preventative measures. In addition to cost savings, a proactive approach to waterproofing reduces interior damage risk, improves budget accuracy, aids in decision-making, provides supporting documentation for disputes, minimizes tenant disruption, and enhances your asset’s lifespan.

Identifying Vulnerable Areas

Basements, windows, and external walls often bear the brunt of water damage. If you observe visible foundation damage, such as cracks or any signs of facade deterioration like loose elements, spalling, or efflorescence, it is essential.

During regular inspections, check for dampness or biological growth and ensure that joint sealants are intact and not failing. Our Building Façade Assessment Tool takes you through a step-by-step visual assessment of your building’s exterior, allowing you to self-assess your building with photo examples, document issues, and generate an assessment report.

Implementation of Proactive Waterproofing Measures

This section explores the latest waterproofing technologies and materials, including liquid-applied membranes, sheet membranes, and water repellents, tailored to address specific building needs and vulnerabilities.

Liquid-Applied Membranes: Flexible and adaptable to complex surfaces, offering seamless protection.
Sheet Membranes: Pre-fabricated, robust barriers against water intrusion, suitable for large flat areas.
Water Repellents: Surface treatments that prevent water absorption without altering the substrate’s appearance.

Tailor your waterproofing solutions to areas most vulnerable to moisture, ensuring each section receives the most effective treatment based on its exposure and construction material.

Start by carefully inspecting and documenting existing and potential problem areas. Then, work with a professional waterproofing provider to craft a waterproofing strategy tailored to your building’s unique requirements.

Professional expertise is crucial in selecting and applying waterproofing measures, ensuring their effectiveness and longevity. Experienced contractors can offer valuable insights into the most suitable solutions, considering environmental factors and building specifics.

Maintaining Your Waterproofing System

During regular inspections, look for signs of damage, such as cracks, loose elements, degraded sealant, or biological growth, indicating the need for professional intervention. Professional service providers can conduct a thorough leak investigation and provide you with the best strategy to repair any waterproofing degradation.

Cosmopolitan case study: The Cosmopolitan, a luxurious apartment complex in Corpus Christi, faced unexpected water damage, challenging its reputation for high-end living. The Valcourt Group intervened, conducting a thorough investigation that unveiled deteriorated sealants and leaks. Despite obstacles like limited access and adverse weather, the team skillfully replaced sealants, applied protective coatings, and installed an advanced waterproofing system, significantly enhancing the building’s resilience against future water damage.

This example underscores the critical value of expert maintenance and timely repairs in preserving structural integrity and extending property lifespan. Beyond inspections, facade cleaning twice yearly removes dirt, grime, and other substances that can degrade waterproofing materials. Implementing a maintenance plan with your service provider helps you stay ahead of water infiltration, preserving your building’s structural integrity and extending its lifespan.

Securing Structural Integrity with Professional Waterproofing

Proactive waterproofing is a critical strategy for safeguarding buildings against the unpredictable challenges posed by weather and time. They help you proactively protect your assets by identifying vulnerabilities, employing advanced waterproofing technologies, and maintaining the system through regular inspections and care.

Building façade maintenance, repair, and inspection checklists are invaluable for comprehensive building care. Take our Building Facade Assessment today and take the first step toward comprehensive waterproof protection.

Why Does Concrete Crack and Spall, and How Can It Be Prevented?

Posted on March 5, 2024 by a1_admin

Concrete, the backbone of modern commercial properties, is revered for its strength and durability. Yet, despite its robustness, concrete is not immune to the phenomena of cracking and spalling.

Both cracking and spalling are signs of deterioration and critical concerns for a building’s structural integrity and aesthetics. While both may initially seem minor, they can lead to more severe issues if left unaddressed. This article explores the causes and implications of these common issues, offering insights into preventive measures and repairs.

What are Concrete Cracking and Spalling?

In the lifecycle of concrete structures, two prevalent issues are cracking and spalling, each signaling different underlying problems but often interconnected in their effects on a building’s health.

Concrete Cracking is a common occurrence that can result from several factors. Unlike spalling, cracking refers to forming fissures or lines on the concrete surface, which can vary in depth and length.

Concrete Spalling, on the other hand, goes beyond surface-level deterioration. It involves the breaking off or flaking of concrete surfaces, often exposing the reinforcing steel bars beneath. When this happens, it can lead to accelerated corrosion of the reinforcement and further compromise structural integrity.

Concrete spalling and cracking can arise from various sources:

Water Ingress and Freeze-Thaw Cycles – Moisture penetration, followed by freezing and thawing, can cause the concrete to crack and eventually spall.
Settlement – Uneven settling of the ground beneath the concrete can create tension, resulting in cracks.
Overloading – Exceeding the weight capacity of the concrete can cause cracks due to excessive stress. The toll that much heavier electric vehicles take on parking garage structures has the potential to shorten the lifespan of the concrete.
Shrinkage – Concrete requires proper oversight during the curing process, or it can shrink, leading to the formation of cracks.
Quality of Materials – The integrity of concrete heavily depends on the quality of its constituent materials. There have been lawsuits because a supplier allegedly omitted a critical chemical additive from their concrete mix. The omission of such additives can compromise the concrete’s resistance to environmental stresses, leading to premature cracking and spalling.
Improper Installation – Flaws during construction, like inadequate curing or improper mix proportions, set the stage for future problems.
Chemical Damage – Harmful chemicals, like chlorides from de-icing salts, can corrode the reinforcing steel and cause the surrounding concrete to spall.
Environmental Factors – 2023 was officially the warmest year on record. Extreme temperatures can reduce concrete strength and increase permeability, contributing to spalling and cracking.
Water Ingress – Moisture penetration, often through cracks, leads to deterioration and rusting of reinforcement bars.

Recognizing the signs of both allows for timely intervention and prevention of further damage.

Identifying Signs of Concrete Damage

If spotted in time, recognizing early signs of deterioration can lead to interventions that prevent minor issues from escalating into significant, costly repairs. Here’s what property managers and building owners should look for:

Flaking – A clear sign that the concrete surface is deteriorating, potentially exposing the underlying steel reinforcements.
Cracks – Thin lines or wide fissures on the concrete surface. Cracks are not just surface-level concerns; they can indicate deeper structural issues.
Exposed Reinforcement Bars – When reinforcement bars become visible, it suggests that the concrete has spalled significantly, which could accelerate the corrosion of the steel and compromise structural integrity.

Valcourt’s Approach to Concrete Maintenance: A Case Study

The top level of both parking structures at Park 80 West, approximately 12–15 years post-initial construction, suffered from a deteriorated waterproof coating—a maintenance step recommended every five years.

This neglect led to significant concrete spalls, cracks, and severe water infiltration, necessitating immediate attention before completing the restoration. Valcourt’s comprehensive services for this project included concrete spall and crack repair, traffic-bearing waterproofing membrane repair, and the restriping of parking spaces.

Preventative Measures and Solutions

Property managers should incorporate routine checks into their maintenance schedules, focusing on areas susceptible to damage, such as exposed surfaces, joints, and areas with known water penetration issues. Inspections should also be more frequent following extreme weather events, which can exacerbate existing vulnerabilities in the concrete.

To mitigate the risks of concrete deterioration, consider implementing the following strategies:

Sealing and Waterproofing – Essential for protecting against water infiltration and subsequent corrosion.
Pressure Washing and Debris Removal – Keeps surfaces clean and exposes hidden issues.
Regular Structural Assessments – Identifies potential problems before they worsen.
Proactive Maintenance – Including vigilant monitoring for leaks or structural damage.

Preventative maintenance, followed by early detection and prompt repair actions, can significantly extend the lifespan of a concrete structure and ensure its safety and functionality. Property managers and building owners are encouraged to partner with concrete repair specialists like Valcourt. We can provide expert assessments and waterproofing services and tailor effective repair strategies to address your concrete cracking and spalling issues.

A Proactive Approach to Concrete Maintenance

The integrity of concrete structures significantly depends on regular maintenance and the early detection of potential issues. Property managers can substantially extend the lifespan of their assets by understanding the causes of concrete cracking and spalling and implementing preventative measures. For specialized care and repair, partnering with experienced professionals like Valcourt ensures that commercial properties remain safe, functional, and aesthetically pleasing.

For expert concrete maintenance and repair services, contact Valcourt to help ensure your property remains in prime condition.