Proper commercial caulking is essential for company buildings so owners or managers can maintain their properties’ structural integrity, energy efficiency, and overall appearance. However, caulking can degrade over time, leading to several problems if not addressed promptly.
Awareness of the most common caulking issues in commercial buildings is essential to catch and repair problems early on before they lead to more extensive damage.
Why Caulking Fails Prematurely
Before covering common commercial caulking issues in commercial buildings, it’s important to first look at why waterproofing sealant might fail early in the first place. Some primary reasons include:
Inferior Materials
The caulking used may be low-quality, quickly losing flexibility and bonding capacity. Using the wrong formulation, incompatible with application conditions or substrates, also leads to early deterioration.
Poor Installation
Installation mistakes such as improper surface prep, erroneous sizing or placement of backer rods, messy tooling, and ignoring curing conditions result in subpar caulking from the beginning.
Excess Movement
All buildings expand and contract due to temperature changes, settling, and vibrations. Adhesion loss or cracking occurs if the caulking can’t flex adequately or becomes stressed beyond its elongation capability.
Extreme Weathering
Commercial structures endure more extreme weather than residential buildings. However, prolonged UV radiation, dramatic temperature swings, freeze/thaw cycles, and precipitation cause caulking to break down over time.
Lack of Maintenance
Caulking has a finite lifespan and must be maintained the same as any other building component. Lack of scheduled inspections, testing, and repairs of identified problem areas leads to advanced deterioration.
Signs of Caulking Failure
When you recognize the signs of compromised commercial caulking early, you can repair localized areas before moisture spreads deeper into openings. Warning signs signaling a need for professional re-caulking services include:
Visible Cracks or Gaps
Linear splits, holes, or missing chunks in the caulk bead allow large amounts of moisture to penetrate your building. Also, inspect areas where the caulking meets the adjoining materials, as separation can form micro-cracks.
Sponginess
Press firmly on the existing caulk with your fingertip. If any areas are soft, mushy, or spongy, you might be dealing with dry rot and moisture saturation.
Peeling or Flaking
When adhesion loss occurs, gravity causes the caulking to peel downward. Complete detachment also leads to openings for water infiltration.
Discoloration or Mineral Deposits
White powder deposits or staining often signify water migrating beyond the caulking. Dark black areas may indicate mold growth.
Pest Infestations Near Openings
If insects, spiders, rodents, or birds start appearing around cracks near caulking, it may be compromised. Even hairline cracks allow pests inside.
Draftiness Near Openings
If you feel cold air near doors or windows on windy days, aged caulking may allow air through the gaps. Heat loss through openings results in higher utility bills, too.
Moisture Accumulation Inside
Visible water trails, leaks, or condensation buildup around openings indicate that your exterior caulking is no longer effectively blocking water entry.
Musty Smells Near Caulked Areas
Distinct mildew odors around caulked exterior openings suggest you’re dealing with excess moisture, possibly due to gaps in the sealant allowing water to migrate behind the exterior wall surface.
Common Outdoor Commercial Caulking Problem Areas
While caulking eventually fails everywhere, some exterior locations on commercial buildings are more vulnerable to accelerated deterioration and should be carefully inspected. Common outdoor trouble spots prone to early caulking failure include:
- Windows and doors: As openings that endure heavy use and movement, doors and windows rely heavily on pliable caulking to remain weathertight. Wind pressure and water runoff going down the building facade also strain these joints. Check perimeter caulking here frequently, especially on older structures.
- Penetrations: Any protrusion through the exterior, such as conduit, pipes, cables, and ductwork, relies on durable caulking to buffer temperature fluctuations. If neglected, gaps here allow significant energy loss.
- Expansion joints and control joints: By design, these intersecting planes in concrete or masonry shift to allow for material expansion and contraction. Keeping flexible caulk intact at these junctions is paramount for weatherproofing but proves difficult.
- Roof protrusions: Commercial roofs have many penetrations, including vents, ducts, skylights, and HVAC equipment. The vibration from units paired with outdoor exposure degrades their caulking rapidly.
- Parapets and vents: As with window and door openings, parapets and ventilation gaps endure heavy weather exposure. Wind frequently dislodges aging sealant here as well.
- Wall intersections: The joints between exterior finishes such as siding, stucco, and decorative stone also benefit from protective caulking to handle temperature-related movement. Weather accelerates deterioration here.
Ongoing Inspections to Maintain Caulking Integrity
Building owners must incorporate caulking inspection and maintenance into regular upkeep plans to avoid failures that lead to expensive repairs.
So, designate competent staff to examine all exterior caulked joints and openings every month and make sure they closely check leak-prone areas. Probe suspect areas with a knifepoint and conduct periodical window pull tests. Also, document cracking or adhesion loss as soon as it’s found.
For large commercial structures, it is wise to turn to a firm specializing in building envelope inspections. They are better equipped to identify hard-to-reach or obscured problem caulking.
Advanced strategies such as drone mappings and moisture sensors also help. It’s a good idea to get such a detailed assessment every year.
Plus, you shouldn’t allow small cracks to become gaping holes. As soon as inspections reveal compromised caulking, contact waterproofing specialists to redo the caulking as quickly as possible.
Selecting premier-grade commercial sealants, proper surface preparation, skilled installation, and ideal weather conditions makes sure your building has long-lasting weatherproofing protection.
Keep Your Commercial Building’s Envelope Sealed With Waterproof Caulking & Restoration
Water intrusion can cause significant problems for your commercial building, so it’s essential to maintain the caulking in excellent condition. The best solution is to turn to the professionals to make sure that your caulking holds up.
Waterproof Caulking & Restoration specialists have extensive experience effectively sealing commercial structures of any size with quality caulking and maintaining building envelopes. We customize maintenance plans for every customer, following the industry’s best practices.
Contact us today at 484.265.9646 or online for an immediate consultation on inspecting and preserving your building against moisture damage. Our commercial caulking services provide lasting value, asset protection, regulatory compliance, and peace of mind.