Window Perimeter Caulking, Wet Glazing, Expansion Joints & Silicone Sealant Replacement
Commercial Caulking Contractors Nationwide
Commercial caulking is the removal and replacement of the sealants that fill the joints in a building’s exterior: around windows and doors, between precast and stone panels, at expansion and control joints, and where glass meets metal. Its job is to keep water and air out. Sealant joints stretch and compress every day as the building heats and cools, and sun and weather slowly make them brittle until they crack, shrink, or pull away from the joint. Failed caulking is the most common cause of water leaks in commercial buildings, and because water travels inside the wall, the leak often shows up far from the joint that failed.
Presto Restoration has replaced caulking and sealants on commercial buildings across the United States since 1998, from high-rise offices and condominium towers to hospitals, hotels, stadiums, and churches. Our crews cut failed sealant out down to clean surfaces, install new backer rod, and apply high-performance silicone sealants matched to each joint, working from rope access and swing stages so the building stays open. Caulking is a core part of our commercial waterproofing and facade restoration programs.
OUR COMMERCIAL CAULKING SERVICES
The joint where a window frame meets the wall is one of the most common leak points on any commercial building. Perimeter sealant takes constant movement and direct sun, so it is usually the first to crack or pull loose. Presto removes the old sealant completely, cleans and primes the joint where needed, installs backer rod to set the correct depth, and applies new silicone tooled for full contact on both sides of the joint. We never seal over weep holes, the small drainage openings in window frames that let water escape.
Commercial windows are held in their frames by rubber gaskets that shrink and fall out as they age, opening a gap where water gets in between the glass and the metal. Wet glazing seals that gap with a bead of high-performance silicone. Presto cuts back the old gasket, cleans the glass-to-metal joint with solvent, and applies and tools silicone into the joint. Because this joint does not need backer rod and uses less sealant, wet glazing usually costs less than other caulking work. Learn more in our guide to commercial window wet glazing.
Expansion and control joints are built into a facade so the building can move without cracking. They see more movement than any other joint, so the sealant in them has to stretch and compress for years without tearing. Presto uses silicone sealants rated for high movement, such as DOWSIL 790, which is designed for joints with extreme movement and bonds strongly to masonry. We size the backer rod and sealant depth to each joint so it can move the way it was designed to.
The joints between precast concrete panels, stone cladding, metal panels, EIFS, and curtain wall units keep water out of the whole wall. When they fail, water gets behind the cladding, and minerals can leach out of the joints and stain the glass below. Presto replaces these joints with silicone sealants such as DOWSIL 795, which bonds to glass, aluminum, painted metal, EIFS, steel, concrete, granite, and other stone, and comes in a range of colors to match the facade.
Most commercial buildings are sealed with either silicone or urethane. Urethane breaks down faster in sunlight and typically lasts 5 to 10 years on an exterior. Silicone resists UV and temperature extremes and typically lasts at least 20 years, and most manufacturers back their silicone building sealants with 20-year warranties. Presto considers silicone the better choice for most facades. When a building is switching from urethane to silicone, we remove every trace of the old urethane, because leftover urethane can cause new silicone to fail early.
Every caulking project starts with an inspection of the sealant joints: window and door frames, glass-to-metal joints, panel and expansion joints, skylights, and roof and wall penetrations. We look for sealant that is brittle, cracked, shrunk, or pulling away, and for signs of water inside. Where the source of a leak is unclear, we use water testing and leak investigation to find it. Failed sealant is then removed completely. New caulk applied over old caulk does not bond properly and fails quickly.
Our Commercial Caulking Process
Presto runs every caulking project through the same five-phase process, built to find every failed joint before work begins, match the right sealant to each joint, and hand over fully documented results at completion.
Building Envelope
Assessment
We inspect the full envelope from the ground, by drone, and at arm’s length via suspended access. Sealants, metals, glass, stone, coatings, and masonry are photographed and logged: every defect mapped before pricing.
Diagnostic Testing
Where leaks or concealed deterioration are suspected, we run controlled water spray tests, infrared thermography scans, and moisture readings to trace intrusion back to its true source instead of patching symptoms.
Scope & Planning
Findings become a line-item scope with quantities, specified products, and a phased schedule. Your project manager handles access logistics, occupant communication, and local permitting.
Restoration Execution
Certified rope-access and swing-stage crews perform the restoration to manufacturer specification, with field supervisors enforcing quality control and documenting progress daily.
Closeout & Warranty
At turnover you receive the complete record: warranty documents, product data sheets, before-and-after imagery, and a maintenance roadmap to protect the investment going forward.
Serving Commercial Buildings Nationwide
Presto Restoration is headquartered in Atlanta and restores commercial, institutional, and multifamily buildings across the United States. Our crews travel to projects nationwide, and in many metro areas local teams support routine maintenance between major restorations.
Find commercial caulking services in your city on our service areas page, or call 1-800-785-9927 to talk with a project manager about your building.
Why Property Managers Choose Presto for Commercial Caulking
Since 1998, Presto Restoration has replaced caulking on high-rises, condominiums, hospitals, hotels, stadiums, churches, and multifamily buildings nationwide. Caulking looks simple, but most failures come from shortcuts: sealant applied over old caulk, joints that were never cleaned, the wrong depth, or the wrong product for the joint. Our crews do the prep work that makes a sealant last. Explore our full range of exterior restoration services.
Schedule Your Free Caulking Assessment
Leaking windows or cracked joints? Request a complimentary, no-obligation assessment. Our specialists will inspect your sealant joints and map out your options.
Call 1-800-785-9927 or Request A Free Quote.
Recent Caulking & Sealant Projects
PORTFOLIO HIGHLIGHTS
Presto crews replace caulking and sealants on high-rise and commercial buildings across the country. A few recent projects are featured below.
Commercial Caulking FAQs
What is commercial caulking?
Commercial caulking is the replacement of the sealants in a building’s exterior joints, such as window perimeters, glass-to-metal joints, expansion and control joints, and the joints between precast, stone, and metal panels. Done correctly, it removes the old sealant completely, prepares the joint, and installs new sealant sized for the joint’s movement, so the building stays watertight and airtight.
How long does commercial caulking last?
It depends on the sealant. Urethane sealants typically last 5 to 10 years on an exterior because sunlight breaks them down. Silicone sealants typically last at least 20 years, and most manufacturers offer 20-year warranties on silicone building sealants. Proper joint preparation matters as much as the product.
What are the signs that caulking needs to be replaced?
Look for sealant that is cracked, brittle, shrunk, or pulling away from the joint, gaps you can see light or daylight through, water stains or leaks inside near windows, drafts, and mold or dark staining along joints. Any of these mean water and air are getting past the seal.
Can new caulking be applied over old caulking?
No. New sealant does not bond properly to old, weathered caulk, so it fails quickly. Presto removes the failed sealant completely and cleans the joint before installing new sealant. When switching from urethane to silicone, every trace of the old urethane has to come out, or the new silicone can fail early.
What is wet glazing?
Wet glazing seals the joint between window glass and its metal frame with silicone after the original rubber gaskets shrink or fall out. The old gasket is cut back, the joint is cleaned, and silicone is applied and tooled into place. It stops leaks at the glass-to-metal joint and usually costs less than other caulking work.
Is silicone or urethane caulk better for commercial buildings?
For most exterior facade joints, Presto recommends silicone. It resists sunlight and temperature extremes and typically lasts at least 20 years, while urethane typically lasts 5 to 10 years outdoors. The right product still depends on the joint and the materials on each side, which is why we match the sealant to each joint during the assessment.
Other Building Restoration Services
Stop Leaks at the Source
Most building leaks start at a failed sealant joint. A free caulking assessment from Presto Restoration finds the failed joints and shows what it will take to seal them for the long term.
Call us today at 1-800-785-9927 or click Request A Quote.