Expansion Joint & Sealant Repair in Irving, TX
Maintaining the building envelope's moisture seal.
Technical
Specifications.
Commercial Painting Contractors Irving provides comprehensive caulking and sealant services maintaining building envelope integrity for commercial, institutional, and industrial facilities throughout Irving and the Dallas-Fort Worth metroplex. Our sealant specialists deliver systematic joint sealing, expansion joint replacement, and waterproofing services protecting buildings from moisture intrusion, air infiltration, and environmental damage. We understand that proper sealants are critical building envelope components—preventing water damage, reducing energy costs through air sealing, and maintaining structural integrity through proper movement accommodation. Serving Irving's diverse commercial building stock from aging structures requiring complete joint replacement to new construction demanding high-performance sealant installation, we provide expert application of appropriate sealant materials ensuring long-term building envelope performance and preventing the costly water damage and energy waste resulting from failed or inadequate joint sealing.
Complete building envelope joint evaluation
Failed sealant removal and joint cleaning
Expansion joint replacement and movement accommodation
Window and door perimeter sealing
Control joint and crack sealing
Specialized sealants for various substrate combinations
Waterproofing integration with coating systems
Warranty-backed sealant installation
Irving
Context.
Based in Irving, we serve the commercial building inventory throughout Las Colinas requiring ongoing envelope maintenance, aging office and retail buildings with failed sealants causing water damage, EIFS structures demanding comprehensive joint sealing, and new construction requiring proper sealant installation supporting building envelope commissioning. Our crews understand the joint sealing challenges common to North Texas including thermal movement from extreme temperature swings, UV degradation from intense sun, and the moisture management critical in Irving's variable climate.
Specify Your Project
Strategic
Advantages.
Prevented water damage and interior moisture intrusion through proper joint sealing
Reduced energy costs via air sealing eliminating infiltration losses
Extended building lifespan through protected building envelope integrity
Prevented structural damage from water intrusion at vulnerable transitions
Improved building comfort eliminating air leaks and drafts
Compliance with energy codes and building envelope standards
Long-term cost savings versus water damage remediation and energy waste
Our Proven
Process.
Complete building envelope survey identifying failed sealants and vulnerable joints
Failed sealant removal using appropriate cutting and scraping methods
Joint cleaning removing all old material, dirt, and contaminants
Backer rod installation controlling sealant depth and joint geometry
Primer application when required for challenging substrates
Sealant gun application ensuring proper joint filling and tooling
Quality inspection verifying adhesion, appearance, and watertight seal
Frequently Asked
Questions.
How often should commercial building sealants be replaced in Irving?
Most commercial sealants last 10-20 years depending on exposure, quality, and joint movement. South and west-facing joints with intense sun exposure may require replacement in 8-12 years. Joints experiencing significant thermal movement or building settlement may fail sooner. Regular inspection every 3-5 years identifies early adhesion loss before water intrusion causes damage. Preventive replacement extends building envelope service life and prevents expensive water damage remediation.
What causes sealant failure in commercial buildings?
Common causes include UV degradation from sun exposure breaking down sealant polymers, thermal movement exceeding sealant's elongation capability, improper joint design with incorrect width-to-depth ratios, contaminated joint surfaces preventing adhesion, use of incompatible primers or sealants, and age-related hardening and cracking. In Irving's climate, thermal cycling is particularly stressful—joints expand/contract significantly between 100°F summers and occasional winter freezes. Proper sealant selection for joint movement and exposure prevents premature failure.
What's the difference between various sealant types?
Silicone sealants offer excellent UV resistance, extreme temperature tolerance (-65°F to 400°F), and superior elongation for high-movement joints but don't accept paint. Polyurethane sealants are paintable, highly elastic, very durable, and ideal for most commercial applications. Acrylic latex is economical for low-movement joints, paintable, but less durable than polyurethane. Hybrid polymer sealants combine benefits offering excellent adhesion, paintability, and durability. We select appropriate sealants based on joint movement, exposure, substrate types, and performance requirements.
Can you replace window and door sealants without replacing units?
Absolutely. Window and door perimeter sealing is common maintenance. We carefully remove failed sealants without damaging frames or surrounding finishes, clean joints thoroughly, apply appropriate primers when needed, and install new sealants creating watertight seals. This extends window/door service life significantly—often 10-15 years before unit replacement becomes necessary. Proper sealing also improves energy efficiency eliminating air leakage around penetrations through building envelope.
How do expansion joints differ from control joints in sealant application?
Expansion joints accommodate significant building movement from thermal expansion, structural settlement, or seismic activity—typically requiring highly elastic sealants or specialized expansion joint systems. Control joints are intentional breaks in concrete or masonry controlling crack location from shrinkage—generally experiencing less movement and accepting standard polyurethane sealants. Proper identification determines appropriate sealant selection and joint design. Misapplication causes premature failure from inadequate elongation capacity or improper joint geometry.
Do you coordinate sealant work with painting projects?
Yes, sealant replacement should precede painting for optimal building envelope performance and appearance. We typically replace failed sealants, allow proper cure (24-72 hours depending on product), then proceed with adjacent painting. This ensures new paint doesn't cover sealant joints causing future replacement to damage paint, sealants cure properly without paint solvents interfering, and color-matched sealants (when used) match final paint color. Integrated sealant and painting projects deliver superior comprehensive building envelope restoration.
Can you color-match sealants to building finishes?
Yes, many sealants are available in custom colors or can be painted (particularly polyurethanes). For monolithic appearance on tilt-wall construction or precast panels, we use factory-tinted sealants matching concrete color. For painted buildings, we apply paintable sealants then topcoat matching wall color. Color-matched sealants create seamless appearance versus standard white, gray, or bronze sealants creating obvious joint lines. We coordinate sealant color with overall aesthetic objectives.
Project Lifecycle
Typical deployment timeline for Irving facilities.
Evaluation
Day 1-2Substrate analysis and detailed specification development.
Mobilization
Day 3-5Site protection, equipment setup, and material procurement.
Execution
VariesMulti-layered coating application with phased deployment.
Validation
Final DayQuality audit, walk-through, and site demobilization.
Evaluate
Your Asset.
Whether you possess a single corporate unit or an entire industrial complex, our professional team is prepared to develop your project specifications.