If you own or manage a concrete building, whether it’s a high-rise or low-rise, you know that building envelope maintenance and preserving the integrity of the concrete structure are necessities. Neglecting routine maintenance inevitably leads to costly repairs. Over the years, we’ve completed numerous concrete restoration projects—some of which were multi-million dollar undertakings that could have been avoided with regular maintenance and inspections.
Learn How To Spot Red Flags In Concrete Building Envelopes
Routine upkeep is both simple and cost-effective, especially when you consider the benefits of catching issues early. By following best practices, you can save money and prevent the need for major restorations down the road.
1. Perform Regular Inspections
A simple method for inspection is walking your property every six months. During this walk, scan for subtle signs of deterioration such as concrete cracks or spalls (chunks breaking off), delaminated seals (sealant or caulking pulling away from the surface), flaking or peeling paint, coating system failures, and any splits, cracks, or damaged membranes. Take note of all issues, especially if you notice a pattern or concentrated area of damage. When this occurs, it’s time to call a building envelope or concrete repair contractor for a quote.
If you own or live in a high-rise, you can hire certified rope access contractors or consultants to perform detailed inspections. These professionals are trained to assess concrete buildings or concrete structures and will provide a comprehensive report, complete with photos and, in some cases, repair budgets. The cost of a building inspection typically ranges from $2,000 to $5,000, depending on the complexity of the building envelope.
2. Seal Bare Concrete Surfaces
Over time, all paint and coating systems fail due to weather and environmental exposure. Failed paint systems lead to bare concrete that needs to be sealed and painted. The best time to address these failures is as soon as they are noticed. If left unrepaired, they can lead to damaged concrete and costly spall repairs. In fact, these issues can escalate faster than you might think when left unchecked, before you know it you have an envelope restoration on your hands.
Small areas of repair can be addressed easily as they appear. For example, flaking or blistering paint on walls, ceilings, balcony edges, or concrete floors can be power washed, removed, ground down, primed, and repainted. Stopping a coating failure in its tracks can dramatically expand the lifespan of your building.
These types of spot repairs are typically handled on a time and materials basis. You can expect to pay between $85 and $125 per hour, plus materials, for professional concrete repair and coatings contractors.
3. Reinforce with Proper Waterproofing
Certain areas of buildings require heavy-duty paint and coating systems, commonly known as waterproofing. Typical areas in both high-rise and low-rise buildings that need waterproofing include elevator shafts at rooftops, elevations exposed to harsh weather conditions, and areas like balcony edges or horizontal surfaces.
If you notice recurring deterioration in these areas every two to three years, it’s time to consider upgrading to a proper waterproofing system. You can hire specialized and certified contractors, like WCP Building Renewal, to address these issues effectively.
4. Repair failed building sealants
Whether you’re inspecting the building yourself or hiring a professional, it’s important to focus on the building’s seals. These seals include:
- Cold joints (where dissimilar surfaces meet)
- Expansion joints (allowing space for building movement)
- Window perimeters (where the window edge meets the building envelope)
- Other areas such as gumlips (flashing tops) or heal beads (where vertical and horizontal surfaces meet).
When damaged or delaminated, all of these areas become potential points of water ingress. Water ingress leads to leaks, failing concrete, and mold on the building’s interior. The good news is that these areas can be addressed and repaired if inspected regularly.
The cost to remove and replace damaged seals typically ranges from $14 to $20 per linear foot, depending on the type and size of the seal. Left unattended, more often than not, damaged seals are the root cause of major restoration projects in concrete construction.
5. Power wash every three to five years
Mildew, moss, and environmental debris build up on building envelopes, deteriorating all aspects of the structure. Power or soft washing is relatively inexpensive compared to the potential savings it provides in the long run. There are two main benefits to regularly power washing your concrete high-rise or low-rise building:
- It removes contaminants that damage and shorten the lifespan of your building’s coating systems and concrete.
- By clearing mildew, dirt, and debris, you expose areas that may require more robust repairs, like concrete cracks and spalls.
The cost to power wash a building ranges, depending on the size and complexity of the building. A typical four storey low rise will cost roughly $5000 to power wash. That may seem pricey but regular power washing can easily expand the lifespan of your building’s current envelope systems by five to ten years. In addition, routine building washing helps you to identify and attend to minor repairs before they morph into larger restorations.
If you would like to learn more about expanding the lifespan of your concrete building, reach out, we would be happy to discuss your building. We can be reached at [email protected] or 604.420.5552.
