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Waterproofing & sealants • Decatur, GA

Commercial Waterproofing in Decatur, GA

Most leaks in Decatur's commercial and multifamily buildings come through joints and transitions, not through the stucco itself. We replace failed sealant, correct flashing and apply the right coating so the envelope sheds water the way it was designed to.

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

Call (678) 806-7664 How we waterproof

1999Georgia envelope work

By elevationPhased sealant programs

WrittenItemized quotes

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

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Keep water moving

The joints fail before the wall does

A stucco or EIFS wall depends on a few feet of sealant around each window and a few inches of metal at every roof edge. On Decatur's mid-rise condominiums and apartment buildings there are thousands of those feet: window and door perimeters, balcony ledgers, expansion joints at floor lines, and the line where a brick or cast-stone base meets the cladding above. Sealant has a service life, and once it hardens, splits or loses adhesion, wind-driven rain goes straight into the wall.

We begin by finding which joints are actually leaking. Moisture readings around reported problems, targeted water tests and a look at flashing at sills, heads and roof-to-wall transitions tell us whether the answer is new sealant, corrected flashing, a coating or a combination. Then we remove old sealant completely, prepare and prime the joint, set backer rod and install a sealant suited to the movement and the substrate.

Where an elevation has hairline cracking across the field, an elastomeric or breathable coating may belong in the scope. If water has already reached the sheathing, substrate replacement comes first.

Waterproof coating being applied to an exterior stucco wall

1999keeping Georgia buildings dry

What we waterproof

Commercial waterproofing work in Decatur

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

Mid-rise exposure

Waterproofing Decatur's taller buildings

Four- and five-story buildings downtown and near the MARTA stations catch more wind-driven rain than the low buildings around them.

Upper floors rise above the tree canopy and take Georgia's summer thunderstorms head-on, and the long sealant runs on those elevations are hard to reach without a lift or swing stage. We plan access once and combine sealant, flashing and coating work into a single mobilization so the building is not rigged twice.

Podium transitions

Where wood-framed apartment or office floors sit on a concrete retail podium, the joint between them is a frequent leak path.

Balcony connections

Failed ledger flashing and sealant at balconies let water into the floor system and the unit below.

One access plan

Lift or swing-stage access planned around tenants, parking and the sidewalk below.

Downtown Decatur
Decatur MARTA station area
East Lake
Avondale Estates
Oakhurst
North Decatur
Druid Hills
Emory area
Scottdale
Clarkston

Questions & answers

Stucco waterproofing FAQ for Decatur buildings

Questions we hear from Decatur property managers, boards and owners about leaks and sealants.

Does a sealant replacement project need a permit in Decatur?

Routine sealant replacement often does not, but projects that include flashing changes, sheathing replacement or a change in the building's appearance may. Check with the City of Decatur, or DeKalb County if the property is outside city limits, before the work is scheduled.

Can you reseal a downtown Decatur building without closing the sidewalk below?

In most cases. We position lifts or swing stages to keep a protected walking path open and work in sections. Where the sidewalk or street has to be partly occupied, check with the City of Decatur about what is required; we plan that into the schedule from the start.

Is stucco waterproof?

No. Stucco sheds most water, but it absorbs some and relies on the weather barrier, flashing and sealant joints behind and around it to keep the building dry. Most leaks we find are at those details, not through the face of the wall.

How often should commercial sealant joints be replaced?

It depends on the product, the exposure and the original installation, so we judge by condition rather than a fixed calendar. Hardened, split or debonded sealant should be replaced; if most joints on a building are the same age, a full replacement program is usually better value than chasing individual leaks.

What is the difference between elastomeric and breathable coatings?

Elastomeric coatings form a flexible film that bridges hairline cracks and resists rain. Breathable coatings let water vapor escape from the wall. Which is right depends on the substrate and whether the wall needs to dry outward.

How is waterproofing work priced?

By linear feet of joints, the flashing corrections needed, the coating area and, often most of all, the access method. You receive a written quote itemized by elevation after a site walk.

Stop the leak at its source in Decatur

Tell us where water is showing up. We will test, find the entry point and send a written waterproofing scope.

Call (678) 806-7664 Commercial quote