Sealants are often the invisible heroes of commercial buildings. While they may not be the most noticeable element in your property, they play a vital role in maintaining structural integrity, indoor comfort, and long-term durability. When these materials start to fail, it can lead to water damage, energy inefficiency, and costly repairs.
This guide will help you understand what building sealants are, why they matter, how to spot early signs of failure, and what to do to protect your property from more extensive damage.
What Are Building Sealants?
Building sealants are flexible, waterproof materials used to seal joints, seams, and gaps in a structure. They create airtight and watertight barriers that prevent water, air, dust, and pollutants from entering or escaping the building envelope.
Sealants are commonly used in:
- Window and door perimeters
- Expansion joints
- Concrete panel joints
- Roof penetrations
- Curtain walls and glazing systems
- Control joints in masonry
These materials are typically made from silicone, polyurethane, acrylic, or polysulfide and are designed to maintain flexibility while adhering to a variety of surfaces. Some sealants are designed for movement, while others are used for static joints.
Why Sealants Are Critical for Commercial Properties
Sealants may be small in size, but they perform a range of important functions in commercial buildings. When properly applied and maintained, sealants help:
- Prevent water infiltration that leads to mold, corrosion, and structural decay
- Seal gaps in building materials and prevent thermal leakage
- Improve energy efficiency and reduce HVAC costs
- Block dust, fumes, and outdoor pollutants from entering occupied spaces
- Maintain fire-rated barriers in specific joint applications
- Ensure indoor comfort and environmental control
Failing to maintain your building’s sealants can compromise its envelope, expose the interior to weather conditions, and lead to violations of building codes and safety standards.
Signs Your Sealants Are Failing
Early identification of sealant issues can help you address minor problems before they become major repairs. The following signs indicate that your building’s sealants may be failing:
1. Cracking or Splitting
If the surface of the sealant shows visible cracks or splits, it means the material is no longer flexible enough to accommodate movement. This can allow water and air infiltration.
2. Peeling or Delamination
Sealants that are pulling away from the building substrate or surrounding materials are no longer forming a reliable seal. Peeling often occurs when adhesion fails or when improper surface preparation was done during installation.
3. Discoloration or Staining
Sealants exposed to UV radiation, moisture, and air pollutants can degrade and change color. Discoloration may indicate chemical breakdown or the beginning of moisture penetration.
4. Hardening or Brittleness
Sealants should remain pliable to accommodate movement in joints and substrates. If the material becomes stiff or brittle, it can break under stress and leave the joint unprotected.
5. Visible Gaps or Holes
Over time, sealants can shrink or separate from joints, leaving open gaps. This is one of the most obvious signs of failure and should be addressed immediately.
6. Leaking Around Windows or Doors
Water stains, drafts, or condensation around windows, curtain walls, or doors are telltale signs that the perimeter sealant is no longer effective.
7. Mold or Mildew Growth
Moisture intrusion caused by failed sealants often leads to the development of mold or mildew on interior walls or ceilings. This not only causes damage but can affect indoor air quality.
8. Increased Energy Bills
Sealant failure often leads to air leaks that force HVAC systems to work harder. If energy bills are steadily increasing without a change in usage, failing sealants could be part of the issue.
Causes of Sealant Failure
Knowing why sealants fail can help you implement preventative measures. The most common causes include:
- Age and Exposure: Like all building materials, sealants have a life expectancy. Exposure to UV rays, rain, wind, pollutants, and temperature fluctuations causes them to deteriorate over time.
- Improper Installation: Failure to prepare surfaces correctly, use appropriate backer rods, or select the correct sealant type can lead to premature failure.
- Structural Movement: Buildings naturally expand and contract due to thermal changes, seismic activity, or settling. If the joint movement exceeds the capacity of the sealant, the bond can break.
- Water Accumulation: Standing water or excessive moisture can degrade sealant materials and lead to mold growth or adhesive failure.
- Chemical Exposure: Sealants exposed to cleaning agents, industrial emissions, or corrosive materials can break down faster than expected.
- Mechanical Damage: Impact from equipment, foot traffic, or vandalism can physically damage sealants, especially in exposed or high-traffic areas.
What to Do If You Notice Sealant Issues
If you see any signs of failure, it is important to take action quickly to avoid escalating damage. Here is what you should do:
- Conduct a thorough inspection of all sealant lines on the exterior and interior of the building, especially around doors, windows, and joints.
- Document the issues with photos and notes to share with a professional waterproofing contractor.
- Avoid patchwork fixes unless they are part of a broader maintenance plan. Isolated repairs may not be sufficient if degradation is widespread.
- Call in experts who can test the sealant’s adhesion and elasticity and recommend whether repair or full replacement is necessary.
- Schedule proactive maintenance for other areas to prevent similar problems from developing elsewhere in the structure.
Addressing the issue quickly is more cost-effective than dealing with water intrusion, mold remediation, or structural damage later on.
How Deluxe Waterproofing Can Help
Deluxe Waterproofing offers industry-leading expertise in evaluating and repairing sealants across commercial, institutional, and industrial properties. Our services are tailored to help building owners and managers maintain high-performance building envelopes.
We provide:
- On-site inspections and joint evaluations
- Sealant adhesion testing and moisture detection
- Removal of degraded or failed sealants
- Expert application of new silicone, polyurethane, or specialty sealants
- Perimeter sealing for windows, doors, and panels
- Expansion joint resealing
- Waterproofing integration for long-term protection
Our team works efficiently with minimal disruption to your daily operations and ensures code compliance across all sealant applications.
Protect Your Investment with Trusted Experts
If you have noticed cracked, shrinking, or missing sealants around your building, the best time to act is now. Allowing the problem to persist only increases your risk of structural issues, water damage, and tenant complaints.
Take the first step toward protecting your commercial property by scheduling a professional sealant evaluation. Contact the team at Deluxe Waterproofing today and discover how our proactive services can preserve your building’s integrity.
Frequently Asked Question
What do failing sealants look like?
Cracked, peeling, or separating sealants, or areas where water is penetrating.
Can failing sealants cause water leaks?
Yes, sealant failure is a leading cause of leaks in commercial buildings.
How long do building sealants last?
Typically 5–15 years, depending on materials and environmental exposure.
Should sealants be inspected regularly?
Yes, at least annually or as part of routine building maintenance.
Can Deluxe Waterproofing replace sealants?
Absolutely. We offer professional-grade sealant replacement services.