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Commercial Waterproofing in Marietta, GA
Most leaks we trace on Marietta commercial buildings come back to a few details: sealant that has hardened and split, flashing that was never installed, and joints that were painted over. We find the entry point, replace what failed, and protect the wall with the right coating.
- Sealant replacement programs
- Expansion joint repair
- Flashing & parapet details
- Elastomeric & breathable coatings
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Marietta commercial stucco & EIFS. Property managers, boards, owners & builders.
Marietta storms find every open joint
Summer thunderstorms in Cobb County often arrive with wind behind them, and wind-driven rain is what tests a building envelope. Water gets pushed into sealant joints, around window frames and under parapet copings that would shed a gentle rain without trouble. On a building with original sealant from twenty or more years ago, those joints have usually lost their grip on one side, and water has been getting in for a while before anyone sees a stain.
Our waterproofing work in Marietta starts with finding that path. We check sealant adhesion by hand, take moisture readings below windows and at transitions, and water test suspect details one at a time. Then we remove failed sealant completely, prepare and prime the joint, install backer rod and new sealant at the right profile, and correct missing flashing at roof-to-wall and window details.
Where the wall itself is absorbing water, an elastomeric or breathable coating may be the right next step. We will tell you which one suits your system, and when a coating would trap moisture instead of keeping it out.
Commercial waterproofing work in Marietta
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.
Expansion joints
Failed expansion and control joints are rebuilt and sized so the joint can move with the building instead of tearing.
Window & storefront perimeters
Perimeter sealant, sill flashing and head details are corrected so water running down the wall is turned out, not in.
Parapets & roof-to-wall
Parapet caps, coping joints and roof-to-wall flashing are corrected where water enters the top of the wall.
Elastomeric & breathable coatings
Elastomeric coatings to bridge fine cracks, or breathable coatings where the wall needs to dry outward, chosen for the substrate.
Penetrations & attachments
Tenant signage, light fixtures, mechanical lines, railings and balcony attachments are flashed and sealed where they pass through.
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.
| 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 |
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.
Often paired with waterproofing
Sealant and flashing work often turns up damage that has to be repaired first, or a wall that should be tested before anything is sealed.
Envelope Inspections
Moisture surveys, water testing and written condition reports for owners, boards, lenders and buyers.
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Commercial Stucco Repair
Cracks, impact damage, delamination and water damage on commercial facades, repaired at the source and matched to the building.
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Condominiums & HOAs
Reserve-study repairs, balconies, sealants and full-building recoats for condominium associations.
Learn moreWhat Georgia weather does to Marietta walls
Heat, sun, storms and red clay all work on a building envelope here, and each one shows up in a different place.
South and west elevations take the most sun, and that is where sealant chalks, hardens and pulls away first. North walls and shaded courtyards stay damp longer and grow mildew. At grade, Georgia red clay splashes onto the base of the wall and stucco or EIFS that was run into the soil wicks water upward. On a typical Marietta office or apartment building, all three conditions appear on the same property, so we review each elevation on its own terms.
Sun-baked sealant
South and west elevations where joints harden, crack and lose adhesion years before the shaded sides.
Wind-driven rain
Storm exposure at window perimeters, parapets and corners on taller or more exposed buildings.
Grade & clay
Wall bases buried in soil or mulch that wick moisture and stain from splashback.
- Marietta Square
- Delk Road
- Powers Ferry
- Windy Hill
- Cobb Parkway
- Roswell Road
- Franklin Gateway
- East Cobb
- Smyrna
- Kennesaw
- Vinings
Waterproofing questions from Marietta
What Marietta owners, managers and boards ask about sealants, flashing and coatings.
How often should sealant be replaced on a Marietta commercial building?
Does sealant or coating work on our building need a permit in Marietta?
Can an elastomeric coating stop leaks?
Why are we leaking only during heavy storms?
Do you work on expansion joints?
Stop the leak at its source
Tell us where water is showing up on your Marietta property. We will find the path, water test if needed and send a written scope.