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Waterproofing & sealants • Johns Creek, GA

Commercial Waterproofing in Johns Creek, GA

Most leaks in Johns Creek commercial buildings enter through joints and transitions, not through the stucco itself. We replace failed sealant and expansion joints, correct flashing, and apply coatings that keep water out of the building envelope.

Sealant replacement programs
Expansion joint repair
Flashing & parapet details
Elastomeric & breathable coatings

Call (770) 758-5861 How we waterproof

1999Georgia envelope work

By elevationPhased sealant programs

WrittenItemized quotes

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Johns Creek commercial stucco & EIFS. Property managers, boards, owners & builders.

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Keep water moving

Sealant is the part of the wall that wears out first

Stucco and EIFS can last for decades. The sealant that closes the gaps around them does not. Every window and storefront perimeter, every expansion joint between panels, and every place stucco meets brick, metal or a roof edge depends on a bead of sealant that hardens, shrinks and loses its bond after years of Georgia sun and heat. Many Johns Creek office buildings and shopping centers are still on their original joints, or on a round of caulk applied over them.

Caulking over old sealant does not fix the problem. We cut out failed joints, clean and prime the edges, set new backer rod at the right depth and install sealant sized for the movement the joint actually sees. At roof-to-wall transitions, parapets and window heads we check that flashing is present and lapped correctly, because sealant cannot stand in for a missing flashing.

Where a wall has hairline cracking across the face, an elastomeric or breathable coating can add a layer of protection. We recommend the coating type based on the system on the wall, since the wrong one can trap moisture instead of shedding it.

Waterproof coating being applied to an exterior stucco wall

1999keeping Georgia buildings dry

What we waterproof

Commercial waterproofing work in Johns Creek

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.

Phased over budget cycles

Expansion joints

Failed expansion and control joints are rebuilt and sized so the joint can move with the building instead of tearing.

Joints that flex, not split

Window & storefront perimeters

Perimeter sealant, sill flashing and head details are corrected so water running down the wall is turned out, not in.

Water tested, then sealed

Parapets & roof-to-wall

Parapet caps, coping joints and roof-to-wall flashing are corrected where water enters the top of the wall.

Weak point on every roof

Elastomeric & breathable coatings

Elastomeric coatings to bridge fine cracks, or breathable coatings where the wall needs to dry outward, chosen for the substrate.

Matched to the wall

Penetrations & attachments

Tenant signage, light fixtures, mechanical lines, railings and balcony attachments are flashed and sealed where they pass through.

Sealed at every fastener

Seal, flash or coat?

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.

Typical waterproofing scopes
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

Our process

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.

Schedule a site walk

Water management in Johns Creek

Storms from above, sprinklers from below

Johns Creek buildings get water from two directions, and a waterproofing scope here has to account for both.

Summer thunderstorms drive rain sideways into window perimeters, parapet joints and the top of the wall. At the same time, the well-kept landscaping that lines Johns Creek's commercial frontage keeps irrigation running against the base of the wall, often over weep screeds that have been buried by mulch, pavers or raised beds over the years.

We look at both: joints and flashing up high, drainage and clearance down low.

UV-aged sealant

South- and west-facing elevations where joints harden and split first.

Wind-driven rain

Storm exposure at window heads, parapet caps and roof-to-wall transitions.

Buried wall bases

Weep screeds and terminations covered by mulch, pavers and sprinkler spray.

Johns Creek
Technology Park
Medlock Bridge Road
State Bridge Road
McGinnis Ferry Road
Kimball Bridge Road
Alpharetta
Duluth
Berkeley Lake
Suwanee
Milton

Questions & answers

Waterproofing & sealant questions in Johns Creek

What Johns Creek owners and facility managers ask about joints, flashing and coatings.

How often should sealant joints be replaced on a Johns Creek office building?

There is no fixed schedule; it depends on the sealant, its exposure and how well it was installed. We inspect joints for splitting, hardening and loss of bond. When failures are widespread across a building of one age, a full replacement program is usually better value than chasing individual leaks.

Can you adjust irrigation and landscaping issues at the base of our walls?

We identify where sprinklers, mulch or pavers are soaking the wall or covering the weep screed and include the envelope corrections in our scope. Sprinkler adjustments and regrading are usually done by your landscape contractor, and we will tell them exactly what clearance the wall needs.

Is an elastomeric coating enough to waterproof a stucco building?

Not by itself. A coating helps with hairline cracking across the face of the wall, but most leaks come through joints, openings and flashing. Those need to be corrected first, or the coating just covers the problem.

Can sealant work be done while tenants are open?

Yes. Joint replacement is relatively quiet work. We stage lifts and materials away from entrances and work one elevation or section at a time.

Do you replace expansion joints between buildings or wings?

Yes. Expansion joints see the most movement on a building and fail in their own way. We remove the old joint, prepare the edges and install a joint sized for the movement.

Stop the leak at your Johns Creek property

Tell us where water is showing up. We will water test the likely entry points and send a written sealant and flashing scope.

Call (770) 758-5861 Commercial quote