Above-Grade Waterproofing for Chicago High-Rises, Offices & Condominium Buildings
Commercial Waterproofing Contractors in Chicago, IL
In Chicago, water does its worst damage after it gets inside a wall and the temperature drops. A failed joint or a porous brick soaks up rain in October. By January that water has frozen, expanded and cracked the material around it. Spring brings the thaw, more water and another round of damage. Winds off Lake Michigan push rain deep into window frames and panel seams, and road salt spray coats the lower floors of every downtown building. Over time these forces open small gaps that let water reach steel, insulation and interior finishes.
Presto Restoration has more than 25 years of experience waterproofing commercial buildings above grade. In Chicago our crews seal joints, glazing and penetrations on everything from Loop office towers to brick courtyard buildings in Lakeview. We also make our own restoration products, including Glass Defender for glass and Leach Stop for precast concrete, so we can match the protection to each surface. The result is an envelope that sheds rain, survives the freeze and keeps your interior dry.
OUR COMMERCIAL WATERPROOFING SERVICES IN CHICAGO
We handle every above-grade waterproofing need on Chicago commercial buildings, from a single leaking window to a full sealant and coating program across all four elevations.
Core Waterproofing Services
Concrete towers in Chicago move constantly. They expand in summer heat, shrink in subzero cold and sway in strong lake winds. Expansion joints and control joints are built to absorb that movement, but the sealants inside them wear out. When they crack, water and melting snow pour into the structure. We remove failed joint fillers, repair damaged joint edges and install sealants and preformed joint systems sized for Chicago’s large seasonal swings. We also rout and seal active cracks so they stop letting water in.
Window perimeters are the most common leak point on Chicago buildings. The sealant around each frame takes direct hits from wind-driven rain and must flex every time the glass heats and cools. We replace worn perimeter seals, reseal mullion joints and repair gaskets so each opening is tight again. For buildings with heavy staining or mineral buildup, we restore the glass and then protect it with Glass Defender, which helps rain and grime rinse away instead of bonding to the surface.
Flat and low-slope surfaces such as ledges, parapet caps, balcony edges and setback terraces hold water and snow longer than any wall. When the snow melts by day and refreezes at night, those surfaces crack and leak into the floors below. We apply high-solids silicone coatings that stay flexible in extreme cold, resist ponding water and shrug off UV. Silicone bonds well to many existing surfaces, so it often protects these areas without tearing out what is already there.
Wet glazing replaces or supplements the dry gaskets that hold glass in its frame. Older Chicago curtain walls, including many mid-century towers in the Loop, rely on gaskets that shrink and harden after decades of cold winters. Once they pull away from the glass, every storm brings water into the frame. We apply a continuous silicone bead between the glass and the frame to create a new watertight seal. It is a cost-effective way to stop leaks and extend the life of a curtain wall without replacing it.
Concrete, stucco and EIFS walls develop hairline cracks as a building settles and goes through years of freezing and thawing. Each crack is a path for water. Elastomeric coatings stretch across these cracks and keep stretching as the wall moves, so the surface stays sealed through the coldest nights and hottest days. We repair larger cracks first, prime the surface and apply the coating at the thickness the system requires. Owners also get a refreshed, uniform finish across the whole elevation.
Brick, stone, block and precast all absorb water. In Chicago that absorbed water is a problem, because it freezes inside the material and breaks it apart from within. We apply clear, breathable water repellents that keep rain out while letting trapped moisture escape. Before sealing, we repair mortar joints and cracks so the repellent protects a sound surface. Treated masonry stays drier through the winter, suffers less spalling and shows less of the white efflorescence that comes from salts moving through wet walls.
Specialized Restoration-Waterproofing
Presto does not just seal buildings. We also restore the surfaces we protect. Because we make our own restoration products, we can clean, repair and waterproof glass, metal, stone and concrete in one coordinated project instead of hiring separate contractors for each step.
Precast concrete panels contain natural salts that dissolve when water moves through the concrete. As the water dries, it leaves white streaks and crusty deposits on the panel face, a problem that gets worse in Chicago because snowmelt and road salt add even more moisture and minerals. Leach Stop is our treatment designed to reduce this leaching. We clean away existing deposits, treat the panels and seal the joints, which keeps precast facades cleaner and helps protect the reinforcing steel inside them.
Metal panels, Alucobond cladding, curtain wall frames and coping caps all depend on sealant at their joints. In Chicago those joints open and close sharply as metal expands in summer and contracts in winter. Once the sealant fails, water slips behind the panels and can corrode fasteners and soak insulation. We replace joint sealants with products made for metal-to-metal movement, reseal coping laps and fastener heads, and confirm every transition to glass or masonry is watertight.
Our Commercial Waterproofing Process in Chicago
Every Chicago waterproofing project follows five clear steps, so you know what we found, what we recommend and what it will cost before any work begins.
Building Envelope Inspection
We review every above-grade system on the building, including joints, glazing, coatings and penetrations, and note where freeze-thaw and wind exposure have caused damage.
Diagnostic Testing
Leaks in Chicago buildings often show up far from where water gets in. Water testing and moisture readings confirm the real entry point before we recommend repairs.
Scope & Specification
We choose products rated for Chicago temperature swings and write a clear scope with quantities, methods and a timeline built around the weather.
Waterproofing Installation
Trained crews install each system to the manufacturer's requirements, working in the warmer months whenever products need it to cure properly.
Project Closeout & Warranty
At closeout you receive photos, product data and warranty records, giving you a clear history of the work for future planning.
Talk to Presto About Waterproofing Your Chicago Building
Seeing water stains after a storm, damp spots during the spring thaw or sealant that is cracking and pulling away? Call us or request a quote, and our team will respond to discuss your Chicago building and the right next step.
Why Chicago Property Managers Choose Presto for Commercial Waterproofing
Presto has spent more than 25 years restoring and waterproofing commercial buildings across the country, including cities with winters as harsh as Chicago’s. We know which sealants stay flexible below zero, which coatings breathe and how to schedule work around the short Chicago building season. That experience means fewer callbacks and a building that stays dry.
Our Local Chicago, IL Support Network
Waterproofing protects a Chicago building best when it is paired with steady care the rest of the year. Presto connects owners with a local support network that covers the everyday side of building upkeep.
For routine maintenance and facility services, property managers can contact our sister companies:
Building Restoration Chicago: Hands-on exterior repairs and preservation for buildings across Chicago.
Building Maintenance Chicago: Scheduled maintenance that keeps small problems from turning into leaks.
Building Services Chicago: General commercial building support for Chicago properties.
Recent Waterproofing Projects in Illinois
ILLINOIS PORTFOLIO HIGHLIGHTS
Browse Illinois waterproofing work by Presto, such as control joint caulking and elastomeric coating on a Champaign high-rise.
Chicago Commercial Waterproofing FAQs
How often should sealants be replaced on a Chicago building?
Most commercial sealants in Chicago last about 10 to 15 years. Joints on south and west faces, and joints facing the lake, often fail sooner because they see the most sun, wind and temperature change. A yearly visual check helps you catch cracking or loss of adhesion early, before water gets into the wall.
What is the difference between waterproofing and water damage repair?
Waterproofing stops water from getting into the building. Water damage repair fixes what the water has already harmed, such as wet insulation, stained ceilings or rusted framing. We focus on the waterproofing side so the damage does not keep coming back after interior repairs are made.
Can waterproofing be done while the building is occupied?
Yes. Almost all of our above-grade waterproofing work is done from the outside using swing stages or rope access. Tenants and residents stay in place, and we schedule noisy or odorous work around building operations. We also protect entrances and sidewalks while crews are working overhead.
What is the difference between elastomeric coatings and water repellents?
An elastomeric coating forms a flexible film on the surface that bridges small cracks and changes the look of the wall. A water repellent soaks into brick, stone or concrete and keeps water out without changing its appearance. We pick the right one for each surface. Historic masonry usually needs a breathable repellent, while cracked concrete often needs an elastomeric coating.
How do I know if waterproofing can wait another year?
If you see cracked or missing sealant, leaks after storms, or damp walls during the spring thaw, it should not wait. Each Chicago winter freezes the water that is already in the wall and makes the damage worse. If the sealant is still flexible and well bonded and there are no leaks, planned replacement in the next few seasons is usually fine.
Can waterproofing work be done in a Chicago winter?
Most sealants and coatings need temperatures above about 40 degrees Fahrenheit to cure, so the main season runs from spring through late fall. Emergency leak repairs and some prep work can be done in winter with the right products or heated enclosures. We plan larger projects so the critical work happens during the warmer months.
Other Chicago Building Restoration Services
Keep Water Out of Your Chicago Building
One cracked joint left open through a Chicago winter can let in enough water to damage a whole wall. Describe the leaks or worn sealant you have noticed, and we will help you get them fixed before the next freeze.
Call us today at 1-800-785-9927 or click Request A Quote.