Commercial
Rainwater Restoration & Waterproofing has the right tools and know how to fix your leak
From your roof and windows, all the way down to your basement
Our goal is to repair your leak the first time out !
Leak Detection and Repair
Waterproofing and sealant maintenance on commercial properties is far too often overlooked until it’s too late. Thus, we find on many of the buildings we inspect, the sealant is old and cracked. Consequently, water is already getting in behind the initial barrier of glass, brick, stone, concrete and metal. As a result, rain water leaks could already be damaging the building and it’s interior. It is always best to give us a call before leaks occur and degradation happens. We will be happy to inspect your property and let you know of any problems we see.
Additionally, RR&W can give you a bid on any future problems that may occur. Consequently, allowing for time to work these maintenance repairs into your budget. If you already are experiencing a leak from rain water, then we can help you with that too. We will give an assessment of exactly where we think the water is coming in. We will then provide you with pictures of any damaged areas we see and point out the suspected entry points. At the same time, we will recommend the necessary steps, in order of importance, to best attack your leak. On smaller jobs, we can usually start the work that very day. On bigger jobs, we will provide you with a proposal for the recommended work. We will also give you a timeline of how long we think the needed repairs will take.
Whenever needed, will be happy to perform a water test to determine where the water is getting in at. However, with over 20 years in the business we see the same types of commercial leaks over and over again. Therefore, a water test is usually not the first step we take. We find that money is best spent elsewhere on the obvious areas where water could be getting in at. We will almost always find at least 4 or 5 areas that need to be sealed first before we would recommend spraying high pressure water into your building. Sealing the more obvious areas first will prevent more water from coming in and doing more damage to your property. This will almost always save you both time and money. So give Rainwater Restoration & Waterproofing a call today to help with your commercial leak repairs !
Below-Grade Waterproofing
Common types of Below-Grade Waterproofing are Cold Fluid Applied, Cementitious and Hydro-Active Grout Injections.
RR&W can install several different kinds of waterproofing on below-grade concrete walls for new construction. One is a cold fluid applied liquid membrane. The other is a preformed sheet membrane. Both liquid membranes and preformed sheet membranes work great on below grade concrete walls to keep water from leaking in. We prefer a cold fluid applied liquid membrane. The reason for this is that it is a solid membrane which does not have seams that can fail or separate. Therefore, we believe it could last even longer than a preformed sheet membrane that does have seams. These seams could eventually come apart and let water in causing a below-grade water leak. A cold fluid applied membrane is installed with a brush and roller that involves a bitumen or rubberized solvent based coating. As a result of being a solvent based coating, it cannot be used in ponds or potable water applications. Both of these waterproofing techniques are done on the outside of the structure. This is called the Positive Side. A protection board is installed before back filling the dirt to keep sharp rocks and other objects from penetrating the wall.
On existing buildings, digging out the dirt and removing any loose material before cleaning and drying the wall is required. It will also require a protection board to keep sharp rocks and other objects from penetrating and damaging the coating. The wall can then be backfilled and any needed landscaping maintenance can then be performed.
Cementitious Waterproofing is a salt crystalline mixture that is also applied with a brush or roller to concrete walls and can be used in ponds and potable water tanks. This process can also be performed on the inside or outside of the structure but is more commonly done on the inside wall. This is the Negative Side of the wall and saves both time and money since no digging out and backfilling of dirt is required. Another good attribute of this product is that it can be applied on green concrete or on wet walls right after it has rained. The salt crystalline solution will expand with water blocking the pores of the concrete, and contract when the wall dries out allowing it to breath. It does not, however, work on cracks and holes where water can leak in so the wall must be solid and in good conditions. Other techniques will be performed to cover these voids where the cementitious waterproofing will not span the gap.
Hydro-Active Grout Injections is a technique that involves drilling holes in the bottom of a concrete wall to intersect the keyway in the slab and filling the holes with a hydro-active grout that expands with water. It is a process that is also done from the inside (Negative Side Waterproofing) and can also be performed while it’s raining or when the wall is wet. Injections, whenever possible to use, will save both time and money by not having to dig out the dirt from the outside wall.
Window Sealant & Glazing
Just as with Residential buildings, the most common type of leaks we see on commercial buildings has to do with roofs, windows and below grade or foundation leaks. This usually happens due to a lack of maintenance and is easy to identify and repair. Most commercial buildings have a lot of glass with gaskets in them that shrink in the hot Texas heat. Oftentimes, all that is needed is a new coat of sealant.
RR&W can glaze all window frame to the glass with a commercial grade black Silicone sealant. Unlike installing new gaskets, this will last for at least 10 to 15 years. Whereas gaskets will just shrink and separate in the corners again in a few years and open up to new leaks. Equally important, the other common source of leaks when it rains, is the window perimeter. This sealant will also start to crack and fail in around 10 to 15 years of being installed. Consequently, it’s important to keep up on building maintenance. This is done by keeping the glass and perimeter sealed on all building windows. Hence preventing rainwater leaks, mold and interior damage.
At RR&W we will seal your building using only a commercial grade sealant, applied with the right tools and techniques so you get what you pay for. We give a 2 year warranty on all sealant work, which is twice as long as most of our competitors. Also, our sealant will adhere to your structure during settling and movement along with the usual Seasonal changes in temperature. This will allow it to remain flexible and last the life of the material, usually 10 to 15 years depending on the amount of direct sunlight it gets.
Brick & Stone Mortar Crack Sealant
Another common type of leak we see far too often has to do with brick and stone mortar cracks. Unlike residential buildings, Architects do usually put plenty of expansion joints in Commercial buildings. This allows them to expand and contract with the Seasons and extreme Texas weather. Mortar cracks, and even cracks in the brick or stone, often occur due to settling. Leaks will occur when the vapor barrier behind the wall was not installed properly or does not flash out all the water that gets in. Then you will have a leak that could, and should have, been prevented in the building process.
When leaks do occur from cracks in your wall then you have a few choices to solve the issue. You can either tear down the wall and install the moisture barrier properly. Or you could simply keep the water out altogether by sealing all the cracks on your building. If you choose to seal the cracks then you can either have a Mason come out to tuckpoint the cracks by cutting out the mortar and replacing it or have a Waterproofer just seal over the cracks in your wall. Whatever you decide to do, it’s important to keep water out and interior damage from occurring.
Either solution will work initially. The main difference is the way the finished product will look and how long it will hold up over time. Most mortar will remain in place for decades. However, if significant movement is already taking place in your structure, then mortar might not be the best way to go to solve your leak. Mortar, being inherently brittle, will not be able to flex and move like is needed where leaks occur. A sealant, on the other hand, will remain flexible and move with your brick or stone. This will allow it to stay in place and keep doing it’s job.
As far as looks go, it can be hard to match the mortar color exactly. This could create an eyesore so you will want to make sure that you have an experienced Mason. It’s also a good idea to do a couple of test areas and make sure that the mortar will dry to the color you want before proceeding with the whole project. At RR&W, on the other hand, we will seal your mortar cracks with a commercial grade sealant. We carry a wide variety of colors that will closely match your mortar. We find that a clear sealant will look good for most colored brick and stone. We usually apply an NP-1 off white sealant for most Limestone block walls.
All things considered, the most important part is to keep water out ! Accordingly, both new mortar or a coat of fresh sealant can do the job well. In the end, it’s mainly all about how you want it to look and how long you want it to last. As well as your own personal aesthetics and preferences as to which way to go.
Stucco Crack Sealant
Another common source of leaks from rain are due to cracks in stucco walls. Leaks in stucco walls usually happen for the exact same reason as they do in brick and stone walls. It’s simply a matter of movement and not having enough control joints to control that movement in the wall. This causes the wall to crack where it wants to rather than where you want it to. This fact, along with an improperly installed moisture barrier behind the wall, are the main reasons for stucco wall leaks.
Stucco can also crack due to a poorly mixed recipe and by drying to fast during the construction process. One thing is guaranteed, your stucco wall will crack eventually. Poorly maintained walls, roofs, windows and balconies are the main sources of water entry into any building. The best thing you can do is to keep up on your building maintenance. You can do this by thoroughly inspecting your building at least twice a year. If you see any cracks or areas that have separated, then touch them up with a good Elastomeric paint to match your walls.
Just as with brick and stone mortar cracks, when you have a leak then you have a choice to make. You can have stucco repair contractor come out to patch or resurface and then paint your wall. Or you can have a waterproofer come out to seal the cracks in your wall. Repairing the crack with stucco will look great if done by a skilled contractor. Just keep in mind that it could just end up cracking again with any movement. As with brick and stone walls, this is where your wall is wanting to crack and is where a control joint should have been placed.
At RR&W, we can install a sealant over your stucco wall cracks. This will last much longer than any paint or stucco patch where there is movement and separation. By spanning the crack, our sealant will allow for continuous movement. Again, just as with brick and stone mortar crack repair, stucco repair is a matter of aesthetics and personal preference. What are you looking to achieve and how long do you want the work to last ?
Most of our customers just want the problem fixed while we are out there. They are more concerned about water entering their building and the damage it is causing. We will use a commercial grade sealant that best matches your wall color and looks good on your wall. It’s important to realize, however, even if painted over you will still see the “Band-Aid” sealant spanning the crack. Most of our customers don’t seem to mind this though. They just want the leak to go away and the work to last. In any event, it’s up to the customer as to which way they want to go. If price is a concern, then our process is simple, quick and relatively inexpensive compared to other techniques. It will also look great and hold up over time. Feel free to give us a call with any questions or concerns you may have to discuss your project. We will be sure to give you an honest answer. Even if it doesn’t end up earning us your business.
Hydro-Active Grout Injections
Hydo-Active Grout Injections are a great way to keep water from getting in a below grade wall. As described above in our Below-Grade Waterproofing section, Hydro-Active Grout Injections involves a technique requiring drilling holes in the bottom of a concrete wall.
RR&W will drill holes to intersect the slab at the keyway. By hitting the keyway, where a water stop material may have failed, we can inject our grout in it’s place. The grout will then expand with water already in the wall. If needed, we will inject water where the wall is dry to insure proper expansion of the material.
This technique involves drilling holes about foot apart and about 4″ above the slab. We drill down at a 45 degree angle to intersect the middle of the wall, providing access to the keyway. The keyway is where a waterstop material is. The waterstop could have failed and could be letting water in. By injecting these areas, we can stop water from coming in.
Injections are a quick and fairly easy process. It requires cutting open the drywall a few feet above the slab. Once open, the insulation can be lifted or cut out to provide the necessary access to the wall. This technique saves both time and money though by not having to dig out the outside wall. We will then fill the holes with a hydro-active grout. The grout will expand, and travel with water to fill any holes in the wall. Once expanded and cured, the closed cell “foam” will block the water from getting in. Hydro-active grout foam begins expanding immediately and cures within an hour.
Most Below-Grade Leaks only happen a few times a year during very heavy rains and flood like conditions. This is due to the water pressure building up and finding it’s way in small cracks and holes in the concrete wall and keyway. This process doesn’t always stop 100% of the water from getting in after the first round of injections. The reason for this is because water will then find the next path of least resistance. Consequently, it could find a new way in.
We solve that very easily by drilling new holes where the water shows up next. By continuing and repeating this process, most often desired results are achieved. For the situations where water cannot be stopped 100%, it will almost always make a big difference on the amount of water that gets in.
This may not be the perfect solution with perfect results, but this technique has about an 80% success rate. Undoubtedly, it beats the more expensive and time consuming alternative. This alternative involves digging out the dirt from the outside wall. By using hydro-active grout injections instead, we have made many dozens of our customers happy over the past few decades. There have only been a few jobs where we have had to take more extensive measures. All in all, it is well worth trying as a first step in most below grade leaks.
Flat Roof & Windblown Shingle Repair
Flat roofs are another big problem we see a lot of in the Austin area. They often don’t drain properly and end up ponding water. They also have seams that can separate and fail. Bubble often appear in modified rolled roofing. This happens when the material delaminates from the deck and air bubbles expand and heat up in the summer months. If stepped on then the roofing material could puncture and cause a leak. Whether it’s a membrane, TPO, PVC, Modified or Built up roof, we can waterproof it and prevent major damage to your property.
If you would like a new roof instead, then we’ll be happy to give you a quote for that too. After going through many subpar roofers and experiencing many problems, we found one of the best roofers in Austin. We have been working exclusively with this roofer for the past 10 years. After finding him, we have had nothing but a great experience on every job. Give us a call if you would like for us to save you that headache. We aim to beat anyone’s price in town while still offering top quality materials and workmanship on every job.
Metal Roof Seam & Screw Sealant
Metal roofs are a great addition to any building, looking great and lasting a long time but they do still have problems with leaks. The most common type of leak coming from metal roof are from the seams and fasteners. The seams could have sealant installed between panels during installation process that could have dried out and failed. Likewise, the rubber grommets on the fastener screws also dry out and fail with time in the Texas heat. At RR&W we recommend using a commercial grade Silicone sealant to seal your seams and screw heads instead of just replacing the screws with new rubber grommets that are sure to fail. Silicone will last around 15 – 20 years and is not affected by the heat so it will not only stay strong to flex and handle building movement but it will also stand up to the hot Texas Summers ahead for years to come.
Commercial Leak Detection and Repair
Some of our Commercial Services Include
- Building Sealant - Windows, Expansion joints, Sidewalk, Drive, Parking garage
- Roof Sealant - Exposed nails, screws, boots, jacks, vents, flashing
- Roof Repair - Metal, Modified, Built Up and TPO
- Plaza, balcony, pool, fountain, deck, and stucco or concrete wall coating
- Below Grade Waterproofing - Cold fluid applied and Cementitious, Hydro-Active Grout Injections
- Provide a free inspection of building and a proposal for recommended work
With over 20 years of experience in the field we have seen almost every kind of leak. We offer a 2 Year Warranty on All Sealant work and we only use commercial grade materials so you get the most for your money
