Expansion joints are often overlooked in commercial buildings, but their role is essential. These flexible components allow buildings to safely expand and contract with temperature shifts, seismic movement, and settling. When expansion joints begin to fail, the consequences can ripple through the entire structure.
This guide walks you through what expansion joints are, why they matter, how to spot failure early, and what actions to take to preserve your property’s integrity.
What Are Expansion Joints?
Expansion joints are installed between sections of a building to absorb movement caused by temperature changes, structural shifting, and mechanical stress. These joints create intentional gaps that are filled with flexible materials such as rubber, neoprene, or silicone.
You will find expansion joints in a variety of commercial building areas, including:
- Roof systems
- Parking decks
- Concrete slabs
- Exterior walls
- Sidewalks and plazas
- Interior floor transitions
Their purpose is to relieve pressure and prevent cracks, buckling, or structural compromise. A properly functioning expansion joint acts as a buffer that allows the building to move naturally without causing damage to adjacent components.
Why Expansion Joint Health Matters
Expansion joints play a vital role in the longevity and performance of commercial structures. When functioning correctly, they:
- Prevent surface cracking and joint separation
- Maintain structural continuity across dissimilar building materials
- Allow for thermal and seismic movement
- Protect surrounding components like facades, windows, and sealants
- Prevent water and debris infiltration
- Preserve waterproofing systems in roofing and deck areas
A compromised expansion joint may not only lead to visible damage but can also allow water infiltration and structural displacement. Ignoring their condition can result in costly repairs and potential liability from hazards like tripping, flooding, or even collapse.
Signs Your Expansion Joints Need Replacement
Identifying the early warning signs of joint failure is key to preventing further damage. Some of the most common indicators include:
1. Visible Cracks or Gaps
When joints begin to crack, shrink, or pull away from the surfaces they connect, it signals that the material has lost flexibility or adhesion. This reduces their ability to absorb movement and can allow moisture to penetrate.
2. Missing or Deteriorated Joint Material
Expansion joints made from rubber or elastomeric compounds are subject to weathering. If the material has peeled, torn, or completely disappeared, replacement is necessary.
3. Water Leakage
Water entering the building through joints, especially on roofs, terraces, or parking decks, is a red flag. This often indicates the waterproofing component of the joint system has failed.
4. Uneven Surface Transitions
If the slab, deck, or surface on either side of the joint has shifted, settled, or heaved, it may cause an uneven surface or tripping hazard. This is often due to worn joints that no longer absorb movement effectively.
5. Corrosion or Rust Around Joints
Rust stains near joints in concrete, steel, or wall systems can indicate that water is infiltrating through failed joints and affecting the internal components.
6. Structural Cracking Near Joint Areas
When movement is no longer properly absorbed by the joint, that stress is transferred to surrounding structural elements. This can result in cracking, especially in masonry or precast panels.
7. High Energy Bills or Drafts
In some cases, failed expansion joints in walls or window areas can allow air leakage, affecting HVAC performance and energy efficiency.
Causes of Expansion Joint Failure
Understanding why expansion joints fail can help you take preventive action. Some of the most common causes include:
- Age and Weathering: Over time, exposure to sunlight, rain, UV rays, temperature extremes, and pollutants can degrade joint materials, making them brittle and less elastic.
- Improper Installation: If joints are not installed at the proper spacing, depth, or with the correct sealant or backing materials, they may fail prematurely. Incorrect bonding can lead to early separation.
- Structural Movement: Excessive building movement from earthquakes, settling, or foundation issues can overwhelm joints not designed for such displacement, leading to failure.
- Water Intrusion: Moisture that infiltrates joints can accelerate degradation, cause rust on nearby metals, and deteriorate sealants.
- Traffic and Vibration: Joints in decks, driveways, or loading areas are subjected to mechanical wear. Repeated impact from vehicles or foot traffic can weaken the sealant or compressible filler over time.
- Lack of Maintenance: Neglecting regular inspections and not reapplying joint sealants when needed can allow small failures to grow into serious structural issues.
What to Do If You See These Signs
If you notice any of the above indicators, prompt action is essential. Delaying repairs could lead to damage that extends beyond the joints themselves and into the building’s infrastructure.
Here are the immediate steps to take:
- Document the damage with photos and written notes to help with professional assessments and repair planning.
- Schedule a professional inspection to determine the extent of failure and identify whether replacement or repair is needed.
- Temporarily restrict access if joints have created uneven walking or driving surfaces to reduce liability.
- Avoid DIY patch jobs which may conceal the damage without resolving the underlying problem.
- Plan for replacement based on the type of building, use case, and expected movement to ensure long-term performance.
Remember that expansion joints are not one-size-fits-all. An expert team can determine the right material and installation method based on your building’s environment, expected movement, and safety requirements.
How Deluxe Waterproofing Can Help
Deluxe Waterproofing offers full-service expansion joint assessment, replacement, and waterproofing solutions for commercial, industrial, and institutional buildings. Our team understands how critical expansion joints are to structural performance, occupant safety, and code compliance.
Our services include:
- Visual inspections and movement analysis
- Evaluation of joint system compatibility
- Removal of damaged joint systems
- Installation of new expansion joint systems
- Joint sealant application and waterproofing
- Roofing and deck joint integration
- Maintenance plans for long-term joint performance
With decades of experience across high-rises, parking structures, medical centers, and government buildings, we provide solutions that last and protect the overall integrity of your facility.
Address the Problem Before It Grows
If your building’s joints show signs of failure, it is time to act. Ignoring them will not make the problem disappear. Whether it is a minor crack or a full joint replacement, timely intervention saves money and prevents bigger issues.
Reach out to Deluxe Waterproofing today to schedule an inspection or discuss your expansion joint replacement needs. Our team is ready to restore safety, performance, and peace of mind.
Frequently Asked Questions
What are expansion joints in buildings?
Flexible joints that allow structural movement without causing cracks or damage.
How do I know if expansion joints are failing?
Look for visible gaps, cracking, water intrusion, or separation from adjacent materials.
Can damaged expansion joints cause leaks?
Absolutely, failed joints are a common source of water infiltration.
How often should expansion joints be replaced?
Typically every 5–10 years, depending on exposure and wear.
Does Deluxe Waterproofing replace expansion joints?
Yes, we provide professional expansion joint replacement services.