Waterproofing for Structural Longevity

Facilities are constantly exposed to moisture in all its various forms. Here are two of the most common sources of moisture in buildings and facilities:

1. Climate-borne water such as those brought by rain or snow. After a heavy downfall, moisture can seep through weak or open areas in roofs, walls, or floors.

2. Air. Air-borne moisture comes from tiny and invisible water vapor. It is spread by diffusion into areas in the building.

3. Below grade groundwater. Through tiny cracks in the foundation, groundwater can enter the building.


Waterproofing contractors consider the above to be very important in designing effective waterproofing systems in facilities. Moisture must be managed properly to avoid water-borne damages to the building. Any amount of moisture that penetrates the building is in danger of staying there for long periods of time. Erosion is likely to take place, widening tiny cracks, weakening already weak spots in the building's foundation, or destroying building materials as time goes by.

There are two main solutions to water infiltration:

1. Install an effective barrier system to keep moisture out.

2. Install an effective barrier system that allows the building to dry, when moisture does get in.


Waterproofing contractors must be able to setup a waterproofing system that bars air, moisture, and vapor from coming above or below ground. If water does come in, the system must be able to dry the area completely.

When this barrier system is in place, moisture will have lesser chance of bringing damage to the building's structure, materials and components.

Wood Exterior Coatings Options

Many construction projects involving wood exteriors occur particularly in the northern parts of the country down to the mid-West regions. Exterior painting contractors face a different set of challenges in using coatings and finishing suitable for wood exteriors.

Thankfully, aside from traditional stain finishes that used to be the common applicable solution for wooden exteriors, there are now water-borne coatings suitable for wood. Regulation-driven VOC limits aside, water-borne solutions are found to perform well on wood surfaces, almost at par with oil- or solvent-based formulations.

Stains may be the popular choice for wood exteriors, but paints are now gaining acceptance for wooden surface applications. For one, stains are vulnerable to harsh climates, while a plethora of weather-resistant thick-film painting products are available. On the other hand, depending on geography, people choose stains out of tradition or habit, such as the stain preference in most of New England. Also, exterior painting contractors acknowledge that damaged wood surfaces are better and artfully concealed by stains than by paints.

Stain or paint, exterior painting contractors advice building owners to often seek the highest-performing products as a basis for choosing. Quality should get the highest priority. That is why the use of combined stains and paints in exterior building projects are also increasing in number.

The Environment and Exterior Painting

One important path that painting manufacturers have taken in the design of exterior coatings is in response to federal and local laws on environmental protection. The major step for manufacturers is the formulation of exterior paints with the lowest quantity of VOC. Before any environmental initiatives were implemented, manufacturers were not compelled to factor in the safety of the environment in the formulations they design. Today, how to create low-VOC products that perform as well as regular paints had manufacturers working hard in their drawing boards.

Exterior painting contractors work in tandem with manufacturers to comply with many VOC-compliance regulations imposed on the federal, state and local levels. The U.S. Environmental Protection Agency (EPA) is foremost of these VOC-regulating bodies. Geographically, the north east and mid-Atlantic states are covered by the Ozone Transport Commission (EPA) Model Rule. Other states have their own air quality programs in place.

Compliance to these varying environmental regulations led to the release of many environment-friendly exterior coating products for architectural, commercial and industrial painting. Low-VOC latex and water-borne or solvent alkyds are some of the options.

In 2012, the national regulation to shift to water-borne coatings will finally be in place. This is a significant change in favor of the environment. Exterior painting contractors keep this in mind as they choose and use products for their existing and future coatings projects.

Weather-Proof Exterior Coatings

Since weather conditions influence the success and performance of exterior coatings projects, exterior painting contractors make it one of the foremost considerations in selecting the appropriate coatings products for any project.

The climactic variables bring with them different weather conditions. Even regional geography has an influence on the weather systems.

For climate that produces high levels of UV rays, elastomeric-based or 100% acrylic paints can be used to protect cementitious surfaces. In areas where wind and rain are abundant all throughout the year, building exteriors are prone to water-induced substrate cracks. Elastomeric formulations with thicker films are often used in exterior finishes.

In high-altitude areas, the air is thinner. The sun's rays are more intense as a result, and high-UV exposure is more frequent. Exterior stains of 100% acrylics are often used, because of their resin component that can withstand intense light and UV exposure.

Coatings applications work best between temperature ranges of 500 to 900 F. Air temperatures lower than this range can cause chalking and premature peeling in exterior finishes. High temperatures, meanwhile, can affect surface preparation, application and curing. On the other hand, fluctuating temperatures like those seen in freezing-thawing cycles require flexible primers and topcoats.

Despite the many climate variables, coatings manufacturers try to develop exterior coatings products that work well in every weather condition. They design products to work well with specific weather but can be appropriate for other conditions as well.

Location as a Major Factor in Exterior Painting

Exterior painting contractors are often faced with many challenges when implementing exterior painting projects. The good news is that exterior paints today are more advanced than in the past. There are many choices of paints that cater to nearly every project conditions and requirements.

But these advances have also raised the bar when it comes to the expectations of building owners of their exterior coatings projects. More and more complex project requirements arise, and more and more exterior painting products, equipments and methods are developed to keep up with the demand.

One constant consideration that remains unchanged for a long time, however, is the factor of location in painting projects. Exterior painting contractors note that there are geographical differences when it comes to building construction styles and materials used.

For example, in the Southwest, a lot of masonry and stucco are used in construction. Exterior paints suitable for masonry, stucco and concrete are often used. Since these substrates are cementitious surfaces, water-borne products are also in the list of options. Tiny cracks can appear in cementitious substrates, hence elastomeric-based paints are often used to seal the gaps.

In the poor-weather conditions of the Southeast, on the other hand, weather-resistant paints and stains are used. The top coats should be impervious to wind and rain, and should be able to address cracking that comes from these constant weather exposures. Since these locations are also prone to high humidity and UV exposures, fungicidal coatings are essential to combat molds and mildew.

For mountain locations, UV exposure is a critical issue. Sun-resistant and UV-absorbing resinous formulations are preferred.

Limitations of Polyurea Elastomeric Coatings

Although coating applications using polyurea elastomeric products bring many benefits such as fast-curing time, tolerance to fluctuating and low temperatures, and resistance to acids and physical damages, some of these properties also pose certain disadvantages.

Below are some of the limitations in the application of polyurea elastomeric coatings:

1. Because the coatings are highly-reactive and fast-curing, the surface may not get enough moisture before the applied coating sets. This can result in poor adhesion that can potentially lead to coatings failure.

2. Polyurea elastomeric coatings may react to UV radiation, due to one of its isocyanate polymer component. Top-coating surfaces with these polyurea elastomer formulations may lead to discoloration and chalking. Although the performance is unaffected by the reaction, applications that are concerned with aesthetics may not find the coatings' appearance satisfactory.

3. Polyurea coatings cannot be used directly in underwater applications. Although they are applicable in moist environments, they do not work properly with direct application to water-logged surfaces.

4. Specialized skill and equipment are required to apply polyurea elastomeric coatings. Regular sprayers cannot provide the high temperature and pressure requirements necessary during application. Consequently, to use the special sprayer equipment requires the right degree of application skill. This means applicators need to undergo proper equipment training.

Applications of Anti-Corrosive Polyurea Elastomers Coatings

Because polyurea elastomeric coatings are 2-component 100% solid formulations, they possess fast-drying and high-resistance abilities that make them suitable for a wide range of applications. Polyurea elastomers perform well in projects like:

1. Storage, containment and open-structure lining. This includes steel tanks, pipes, marine facilities, and bridges that are exposed to the elements all throughout their useful lives. The quick curing elastomeric coatings work well in these open infrastructures, allowing for easy and successful coatings application. This, despite the challenges of low to zero temperatures constantly encountered by these structures.

2. Abrasion protection for heavy-duty vehicles and equipments, such as those used in many manufacturing and mining industries. Polyurea elastomer coatings maintain superior elasticity even in varying high and low temperatures. They resist heavy abrasive impacts and daily physical wear and tears.

3. Tolerance against chemical damages. Waste water tanks and equipments used to filter or clean these containers benefit from polyurea elastomeric coatings. They provide excellent protection against caustic chemicals, harsh acids and toxic minerals that can undermine the integrity of containment structures.

4. Concrete applications. Polyurea elastomeric coatings can be applied on walls, floors, decks and roofs as part of an anti-corrosion concrete protection system. Thicker film applications are also possible with polyurea elastomeric coatings, which further protect structures to bear damages well and ensure their long-term protection.

Advantages of Elastomeric Urea Systems

In this age of intense public awareness about environmental degradation, polyurea elastomeric coatings are some of the most environment-friendly coatings in the market. A fast-curing ability and excellent damage resistance add to the advantages of this coating system.

Below is the breakdown of the unique characteristics of polyurea elastomeric coatings and how protective coating projects gain the greatest benefit from using it:

1. Urea systems are 100% solid formulations. This means they have no VOCs or volatile organic compounds in their composition. Without the presence of VOCs, there are no harsh toxic emissions that are released to the environment. Preparation, mixing, application and disposal provide safety without the threat of any caustic chemicals or harmful fumes.

2. Urea systems are quick-curing. This speed comes from a quick reaction between components that allow no time for water vapor to participate in the reaction process. This is useful in humid or wet locations where dampness is often present. The coatings can be applied to moist surfaces with no adverse reaction expected.

3. Polyurea elastomeric coatings are highly-resistant to many kinds of damages. One of them is resistance from abrasive impacts, such as those found in pedestrian locations. Another is a high flexibility and toughness in cases of severe heat distortions. Urea systems are also resistant to water and chemical intrusions.

Polyurea Corrosion Protection Coatings

The range of anti-corrosion protective coatings increased with the addition of polyurea elastomeric coatings to the list. Although relatively new, this class of elastomeric coatings is slowly gaining wider market coverage because of its unique properties to combat corrosion.

Research in urea coating technology began in the late 70s, intended for use by the automobile coating industry. Early products suffered from application issues. Injection of the material into car parts was difficult and plagued with gelling problems. But with gradual developments, application equipments and methodologies improved in sophistication. Spray guns with plural-component application abilities have been developed, as well as quick-mix and quick-spray equipments that can handle urea elastomeric coatings applications.

One of the most important properties of urea elastomeric coatings is that it has a fast-curing ability. It also has a good tolerance to moisture and varying temperature levels. As for protection, it offers superior resistance to physical damages, performs well in intense high and low temperatures, and is impervious to water, acids and alkaline materials. These properties make urea elastomeric coatings suitable for many types of applications.

Polyurea-based elastomeric coatings are different from polyurethane-based formulations. The former's second component is a polyether amine, whereas the latter has polyol resin component. Performance-wise, the former has fast-curing abilities because it does not require a catalyst, while the latter needs one. The use of catalysts is dependent on good temperature. Low temperatures interfere with the reaction and causes coating blisters.

Water-Repellent Deck Sealers

One of the most common problems of concrete decks is the constant exposure to water. Due to its location and use, it is often subjected to moisture seepage that comes in a variety of form -- water vapor, flooding, or liquid contaminants. Concrete's porous surface allows moisture to pass through, causing slow structural deterioration. Furthermore, if the moisture comes in contact with the reinforcing steel underneath the deck surface, it can lead to corrosion and damage.

One type of protective deck coatings that may be applied to repel water from decks are known as sealers. Sealers are often made of silicon materials, although there are epoxy-based deck coatings that can be used. Deck coatings that act as sealers are applied to prevent water intrusion into the substrate. Because of these water-repellent abilities, sealers are more commonly used in exterior decks such as parking lots, where water is constantly present.

Unlike thick-film deck coatings, thin-film sealers do not form a barrier to prevent water permeation. Rather, sealers penetrate the concrete substrate and fill up every pore in the area. This makes it difficult for foreign materials such as water to penetrate. In cases when water does come in, sealers release this moisture in the form of vapor.

One difficulty in applying sealers is that it is often hard to estimate their effective coverage, especially since they are commonly spray-applied rather than brushed over the surface. The surface preparation does not need a rough surface profile. Cleanliness is the only thing that must be ensured, because any dirt, oil or grease can inhibit total penetration of the surface.

Protective Deck Coatings

To repair and protect concrete decks from deterioration, protective coatings should be properly applied. There are deck coatings products that are designed with concrete's porosity in mind. They prevent moisture, soluble salts, and foreign materials from seeping into the substrate. Other types of protection coatings offer chemical, corrosion and freeze/thaw resistance, depending on the need of the deck in question.

Protective deck coatings are thick-film formulations that ensure maximum barrier protection. These products withstand moisture, corrosion, abrasion, weathering and other environmental conditions. The film thickness varies depending on the need of the application. Deck coatings are based from epoxies, vinyl, acrylics, polyurethane and elastomerics. Most of these products offer flexibility and waterproofing abilities. The deck coatings system includes a primer, an initial coating and a final top coat.

Surface preparation prior to deck coatings application involves etching or abrading the surface with a rougher profile. Thick-film deck coatings need a reasonably-rough profile to adhere properly to the surface. Because these formulations provide water protection when applied, they can seal water within the concrete surface when applied improperly.

Any traces of moisture should be removed from the surface prior to application of deck coatings. Otherwise the moisture will seek a way out and form surface blisters. It is recommended that a moisture test should be conducted before the actual application of protective deck coatings, to ensure low to zero moisture content in the surface.

Deck Repairs and Coating Applications

Concrete’s versatility makes it a typical choice of material for deck structures. But while concrete is strong and durable, it possesses particular properties that make it vulnerable to certain environmental factors. This makes decks based on concrete materials vulnerable to deterioration.

For example, concrete is vulnerable to salt and water exposure. The presence of moisture undermines the structural integrity of concrete decks. Concrete's strength may be useful, but it has low tensile strength, needing reinforcing steels to make it strong and less prone to cracks. This underlying steel structure can corrode and pose yet another deck problem.

To address deck deterioration, damages in concrete decks should be addressed first before applying any deck coatings. If there is cracking or spalling, this should be patched with the appropriate repair material. A deck coatings specialist should inspect the cracks carefully. If the crack is still spreading, the surface must be completely repaired, not just merely patched.

Concrete surface rehabilitation should be conducted if the underlying reinforcing steel is already exposed on top of the deck surface. This is to preserve the structural integrity of the entire deck structure.

In general, facility managers should enlist the aid of skilled deck coatings contractors to assess the extent of deck damage, before doing any remediation activity. The damage may be severe that no amount of deck coatings can fix the problem anymore. The deck coatings specialist can determine if it is time for a complete deck renovation instead.

Signs of Deck Problems

Deck structures often receive varying degrees of exposure from the environment. Depending on their location, function and construction, decks face different types of deterioration or problems as a result. Typically made of concrete materials, many deck deterioration originate from the behavior of concrete when exposed to the elements. Here are several signs that decks are deteriorating, or will run into problems in the future:

1. Cracking and spalling during freezing and thawing exposure. Minute surface rents indicate that normally strong concrete has been strained by the changes in temperature.

2. Laitance formation. When there is too much water during concrete mixing, laitance forms. This is a thin layer of cement that comes to the surface after concrete pouring. Deck coatings applied despite the presence of laitance can cause coatings failure, hence should be removed.

3. Surface efflorescence. When a white crystalline substance forms on the surface, this indicates a deposit of salt residue from moisture exposure. This can weaken the surface composition and can lead to deck coatings failure due to surface contamination.

4. Improperly cured concrete surface. Decks that did not complete at least 30 days of curing after concrete application run the risk of having a high moisture content. Moisture on the surface can interfere with proper deck coatings application.

5. Reinforcing steel corrosion. Decks that use reinforcing bars under the surface can face corrosion problems. When there is a rust-colored stain on the surface, this indicates underlying steel corrosion that should be fixed as soon as possible.

To Hire or Not to Hire Floor Coatings Experts

In deciding to repair facility floors, facility managers need to ask whether to have the in-house crew do the job or not.

Application of epoxy coatings systems is fairly easy, as long as the coating applicator follows the manufacturer’s instructions. The floors must be prepared carefully. The area should be thoroughly cleaned. Some etching may have to be done to remove stubborn foreign materials embedded in the floors. Also, if there are cracks or tears at any part of the flooring, it should be repaired first.

When all these activities are completed, the epoxy paint has to be prepared. The coatings have to be mixed properly and applied on the floor surfaces. After the initial coat, any coloring chips or textured materials is then added. And lastly the top coat has to be prepared and applied.

Large floor areas can magnify the work above. For more effective and better assurance of a successful epoxy coatings application, it is better to work with a professional coatings company.

Their expertise guarantees good quality achieved at reasonable costs. They choose the best-performing floor coatings and suggest the most appropriate styles and colors for the floors. If the floors are located in areas with low-downtime tolerance, epoxy coatings professionals assure the quick delivery of the job by adhering to the tight and agreed schedule.

Choosing the Best Epoxy Coatings for Your Floors

Epoxy coatings provide an effective solution for many flooring problems. A slippery floor can be caused by the gradual failure of the previous floor coatings system. Dirty-looking floors definitely need cleaning, but what if the floors are cleaned everyday yet the stains are hard to remove and result to a scruffy-looking appearance? A re-application of epoxy coatings for the flooring system may be due.

Facility managers often rely on the manufacturers' brand name and reputation for their selection of the coatings product to use. They also decide based on cost. But most importantly, they choose based on their particular flooring needs. For manufacturing floors constantly exposed to chemical spills, there are epoxy coatings products that are highly-resistant to toxic substances, even abrasions and corrosion damages. For warehouses where heavy loads and vehicular activity exert a magnitude of physical force and friction all the time, epoxy coatings that pack a lot of strength and durability may be the answer.

Often, too, facility managers must decide between solvent-based or water-based epoxy systems. Water-based epoxy coatings products are cheaper but less durable than their solvent counterparts. Solvent-based products offer stronger yet more expensive options, and are known for being harmful to the environment.

The most important thing to remember is that the key to a successful flooring system installation also relies on the proper surface preparation and application of the coatings product. The level of expertise of the painting contractor chosen for the job is a key success factor.

Transforming Floors with Epoxy Coatings

With the correct application of high-quality epoxy coatings, ordinary concrete floors are transformed into areas imbued with the following benefits:

1. Damage-resistant floors

Flooring systems inevitably deteriorate due to the daily physical activities in the facility. Repairing damaged floors using epoxy coatings not only fix the damage, it also brings superior protection against any future damages. Many epoxy coatings products offer protection from moisture intrusion and chemical spillage. They are also impervious to other types of damages, such as corrosion or air pollution.

2. Long-lasting floor surfaces

The epoxies in epoxy floor coatings are excellent barriers against any external or environmental sources of damages. Its excellent protective capabilities allow epoxy coatings to thrive under adverse conditions, such as constant traffic, hard impacts or toxic spills. This means that epoxy-coated floor systems can last for as long as 7 years and beyond, with minimal repairs.

3. Beautiful floors

Epoxy coatings go beyond mere function to help create stylish-looking floors. Lifting the doldrums out of drab and gray concrete floors, epoxy coatings come in many color choices that will bring out the best in floors. Tired-looking color schemes do not inspire visitors, tenants and workers. But epoxy coatings can create charming floor systems even in non-descript places like the garage or basement, and will certainly enliven visitors’ lounges, hospital waiting areas, and corporate showrooms, among others.

Epoxy Floor Coatings for Flooring Problems

Facility floors suffer from certain flooring problems that need the application of epoxy floor coatings to solve. Below are some of the most common problems often encountered in facility floors:

1. Impact Damage

Human and vehicular traffic is a constant daily activity in the facility. The continuous traffic can cause floorings to deteriorate. Hard impacts from dropped loads, or the caustic sting of spilled chemicals, can harm the floors and open it to cracks and tears. These damages need the application of epoxy coatings for floor repairs.

2. Protection Breakdown

Floor deterioration is also often caused by a breakdown in the protective coatings layer. Floors get more slippery when waterproofing protection bogs down. Corrosion becomes severe, dirt and stains are harder to remove, and minute damages become bigger when these protective coatings lose their effectiveness. At this time, facility managers decide to restore the protection with a fresh application of protective epoxy coatings.

3. Aesthetic Deterioration

When floors became an eyesore -- dull or dirty -- it has a negative effect to the general appearance of the facility. Hard-to-remove stains, fading colors, or rents and tears are visually unappealing. Visitors and tenants may get annoyed or dismayed, affecting the facility's image and reputation. An uplifting change to colorful epoxy coatings can revive the look of facility floors effectively.