By Travis Dunn, Denver Commercial Property Services
Did you know concrete is used more than any other man-made material in the world?
It is everywhere you look. We all use concrete in our daily travels and it is often where you live and where you work. One of the most attractive benefits of concrete is its low initial cost and diverse usability. When you think of concrete, you might reason it is bulletproof and in need of little maintenance or care…it’s concrete after all, what could possibly go wrong?
Although it might be pretty affordable, highly functional, and extremely durable, if left without proper care it can become a source of liability, costly repairs, and maintenance. All concrete, regardless of where it is placed, needs some sort of protection.
Remember that floors are subject to all kinds of abuse, load, impact, exposure to chemicals, thermal shock, and the list goes on.
If exposed to the elements, then consider moisture in that equation as well. Water might be our lifeblood but it is the worst enemy to your concrete. Concrete in all its glory comes with more than one Achilles heel; a couple to mention is that it is extremely porous, and it is guaranteed to crack! Compressive strength might be a pro but tensile strength is a definite con. Due to the lack of flexibility in concrete, and its likelihood to crack, your elevated structures such as decks, parking garages, etc. are reinforced with structural steel. Combine steel and water and you get corrosion, which expands causing your concrete to crack leading to structural failure.
There are many types of waterproof coatings and sealants to consider when looking for the best protection. Don’t make the mistake of thinking that one size fits all.
Polyurethane, acrylic, and epoxy coatings are among the most common types of coatings selected to waterproof and protect concrete substrates. Within those 3 categories alone you have literally thousands of systems and brands to choose from depending on your specific needs. It would be impossible to take all systems and variables into consideration but here are just a few of the things to consider when selecting the right approach to your needs;
- Do you need it to be flexible and elastomeric or do you prefer a more rigid and wear resistant surface?
- Aesthetics; do you want something decorative or will a simple solid color or clear coat finish suffice?
- Is clean-ability, non-slip, or something in the middle right for your situation?
- What kind of longevity is needed and what kind of traffic is the area subjected to?
- How quick of a turnaround do you need?
No matter how many considerations you have to take into account, there are several solutions that might fit your needs. The selection of concrete coatings has never been greater, and for this reason you need a partner you can count on. Floor protection, whether its elevated, on grade, interior, exterior, mechanical rooms, hallways or parking structures require careful and considerable assessment to determine the appropriate solution.
The selection process below should be followed to achieve a desirable outcome;
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Observe conditions
- Regular onsite engineer assessments of the surfaces condition and exposure.
- Once the onsite engineer can predict a potential concern, have a qualified contractor provide a free observation of conditions determine the needs of you as the client.
- Consider the effects of delayed or deferred maintenance
- Upon meeting with the qualified contractor, determine the safety concerns, hazards, regulations, and/or consequences that might arise if not immediately performed. Often projects are deferred, and costlier repairs or incidence occur due to a lack of understanding the risks were you properly informed.
- Evaluate needs and performance requirements
- Aesthetics, slip resistance, exposure to chemicals, traffic type and frequency, turnover time, odor and noise restrictions, thickness, warranty period, clean-ability, and other factors.
- It is also critical to consider not only the coating (if any) but the full assembly, such as the substrate and its surrounding components (metal pan deck, cast in place, twin t, on-grade, suspended, etc.).
- Select the right contractor
- Experience, references, years in the industry, knowledge, good communication, etc. are all key indicators of a good partner.
- Obtain warranty and general maintenance guidelines
- Understand realistic expectations of the system
- Maintain practices set forth in the warranty documents to uphold the warranty
In summary, when it comes to concrete coatings and maintenance, you need a partner you can count on.
About the author:
Travis Dunn is an industry leader with extensive knowledge in all aspects of concrete coatings, repair, maintenance, and waterproofing. Travis has over 2 decades of experience applying, instructing, and consulting clients on best solutions for budgeting and specifying specialty coatings and waterproofing assemblies.
Denver Commercial Property Services (DCPS) is the largest single source company in Colorado. You can rely on us to service all your Waterproofing/Coatings, Painting, Asphalt, and Landscaping needs for your HOA and multi-family properties.
