Protecting Your Building Investment from Water Damage
Water is the greatest threat to commercial masonry buildings. From rain penetrating exterior facades to groundwater infiltrating below-grade structures, moisture causes progressive damage that compromises structural integrity, degrades interior finishes, and creates unhealthy building environments. Bi-State Masonry, Inc. provides comprehensive commercial waterproofing services throughout the Iowa and Illinois corridor, from Des Moines to the greater Chicago area. With over 26 years of experience protecting government facilities, universities, schools, and commercial buildings of all types, we deliver waterproofing solutions that safeguard your building investment for decades.
Effective commercial waterproofing requires understanding how water interacts with building systems—both above and below grade. Exterior masonry walls face driving rain, freeze-thaw cycles, and humidity. Below-grade structures contend with hydrostatic pressure, rising water tables, and soil moisture. Each situation demands appropriate waterproofing strategies. Our team assesses your building's specific conditions and vulnerabilities, then implements solutions that address both immediate problems and long-term protection.
Above-Grade Waterproofing Services
Above-grade waterproofing protects exterior masonry walls, facades, and other building components exposed to weather. In Iowa and Illinois, our climate presents significant challenges—driving rain, freeze-thaw cycles, humid summers, and temperature extremes all contribute to water infiltration and masonry deterioration.
Masonry Sealer Application
Penetrating sealers protect brick, stone, and concrete masonry from water absorption while allowing vapor transmission. This breathable protection prevents water from entering the wall system while permitting moisture within the wall to escape. We apply professional-grade silane and siloxane sealers appropriate for each masonry type and exposure condition, providing long-lasting protection that doesn't alter building appearance.
Elastomeric Coatings
For buildings with extensive cracking or chronic moisture problems, elastomeric waterproof coatings provide superior protection. These flexible membrane coatings bridge hairline cracks and accommodate building movement while creating an impermeable barrier against water. We use elastomeric systems on facades where penetrating sealers alone won't provide adequate protection.
Joint Sealant Replacement
Control joints, expansion joints, and perimeter joints around windows, doors, and penetrations are common entry points for water. Failed or deteriorated sealants allow water behind the building envelope, causing damage to interior finishes and structural components. We remove failed sealants and install appropriate replacement materials—polyurethane, silicone, or hybrid formulations—matched to joint conditions and movement requirements.
Through-Wall Flashing
Flashing systems direct water that penetrates masonry walls back to the exterior before it can reach interior spaces. Failed or missing flashing is a common cause of persistent water infiltration. We install and repair through-wall flashing at shelf angles, window heads, foundation lines, and other critical locations.
Facade Restoration and Waterproofing
Many waterproofing projects involve comprehensive facade work—tuckpointing deteriorated mortar joints, replacing damaged masonry, repairing cracks, and then applying appropriate waterproofing treatments. This integrated approach addresses existing damage while preventing future water infiltration. As a full-service masonry contractor, we handle all aspects of facade restoration and waterproofing in a coordinated manner.
Concrete Waterproofing
Concrete structures—parking garages, plazas, balconies, and exposed structural elements—require specialized waterproofing approaches. We apply penetrating sealers, membrane systems, and protective coatings appropriate for concrete substrates and traffic conditions. Deck coatings for parking structures and pedestrian areas provide waterproofing with durable, slip-resistant wearing surfaces.
Below-Grade Waterproofing Services
Below-grade waterproofing protects foundations, basement walls, tunnels, and other structures in contact with soil. These applications face constant moisture exposure and hydrostatic pressure from groundwater, making proper waterproofing essential for building longevity and usability.
Foundation Waterproofing
New construction and existing buildings benefit from comprehensive foundation waterproofing. We apply membrane systems, cementitious coatings, and drainage solutions that prevent water infiltration through foundation walls. For existing buildings with water problems, we can excavate and waterproof from the exterior or apply interior solutions when exterior access isn't feasible.
Positive-Side Waterproofing
Positive-side (exterior) waterproofing applies protective membranes or coatings to the outside of foundation walls, stopping water before it contacts the structure. This approach is most effective because it keeps water entirely outside the building envelope. We install sheet membranes, fluid-applied membranes, and bentonite systems depending on soil conditions and performance requirements.
Negative-Side Waterproofing
When exterior access is impractical—common in existing buildings with adjacent structures or limited site access—negative-side (interior) waterproofing provides an alternative. Cementitious coatings, crystalline systems, and interior drainage solutions manage water that penetrates foundation walls. While not ideal, properly designed negative-side systems effectively control moisture in occupied spaces.
Drainage Systems
Waterproofing membranes work in conjunction with drainage systems that relieve hydrostatic pressure and direct water away from foundations. We install drain boards, drainage composites, perimeter drains, and sump systems that manage groundwater effectively. Proper drainage extends waterproofing system life and prevents the pressure buildup that can overwhelm even quality membranes.
Crack Injection
Cracks in concrete foundations provide direct pathways for water infiltration. We inject epoxy or polyurethane materials that seal cracks and restore watertight integrity. Epoxy injection structurally bonds cracked concrete, while polyurethane foams expand to fill cracks and stop active water flow. We select injection materials based on crack conditions and structural requirements.
Elevator Pit Waterproofing
Elevator pits present particular waterproofing challenges—they're the lowest point in most buildings, collect water from multiple sources, and house sensitive mechanical equipment. We waterproof elevator pits using appropriate membrane systems, drainage, and sump pumps to keep these critical spaces dry.
Tunnel and Underground Structure Waterproofing
Underground parking structures, utility tunnels, and other below-grade spaces require comprehensive waterproofing systems. We design and install waterproofing appropriate for these demanding applications, including membrane systems, joint treatments, and drainage provisions that address the unique challenges of fully underground construction.
Commercial Sectors We Serve
Bi-State Masonry provides commercial waterproofing services to a diverse range of property types throughout our Iowa and Illinois service area.
Government Facilities
Federal, state, and local government buildings require waterproofing contractors who understand public procurement processes and can meet stringent documentation requirements. We've waterproofed courthouses, administrative buildings, and other government facilities, including projects requiring prevailing wage compliance.
Municipalities
City halls, public safety buildings, libraries, and other municipal structures rely on our waterproofing services. We work within municipal budget cycles and understand the accountability requirements of public projects.
Schools and Universities
Educational facilities often feature complex buildings with various waterproofing challenges—historic structures, below-grade classrooms, mechanical spaces, and extensive facade areas. We've completed waterproofing projects for school districts and universities throughout the region, including work for the University of Iowa, Iowa State University, and the Iowa DOT. We schedule work to minimize disruption to academic activities.
Corporations
Corporate office buildings, headquarters facilities, and business parks trust Bi-State Masonry with waterproofing that protects their real estate investments and maintains professional environments for employees and visitors.
Utilities
Power plants, substations, water treatment facilities, and other utility infrastructure include structures requiring specialized waterproofing—from below-grade control rooms to above-grade equipment enclosures. We have experience with the access and safety requirements of utility environments.
Warehouses and Industrial Facilities
Water infiltration in warehouse and industrial buildings damages inventory, disrupts operations, and creates safety hazards. We provide practical waterproofing solutions appropriate for industrial applications and budgets.
Healthcare Facilities
Hospitals and medical facilities cannot tolerate water infiltration that threatens patient safety, sensitive equipment, or sterile environments. We understand healthcare facility requirements and can work within the constraints of occupied medical buildings.
Parking Structures
Parking garages face severe waterproofing challenges—constant vehicle traffic, deicing salt exposure, and freeze-thaw cycles. We apply traffic-bearing membrane systems and deck coatings that protect structural concrete while providing durable, slip-resistant surfaces.
Our Waterproofing Process
Effective commercial waterproofing requires systematic assessment, appropriate product selection, and quality installation. Our process ensures lasting results.
Building Assessment
We begin with a thorough evaluation of your building's waterproofing needs. This includes identifying current water infiltration locations, assessing existing waterproofing conditions, evaluating substrate conditions, and understanding building use and performance requirements. For complex projects, we may recommend additional investigation such as water testing or exploratory openings.
System Design
Based on our assessment, we develop waterproofing recommendations tailored to your building's specific conditions and your performance objectives. We consider factors including substrate type, exposure conditions, existing damage, budget constraints, and expected service life. Our recommendations specify appropriate products, application methods, and any preparatory work required.
Surface Preparation
Waterproofing system performance depends heavily on proper surface preparation. Depending on the application, preparation may include cleaning, crack repair, tuckpointing, concrete repair, removal of failed coatings, and moisture testing. We don't shortcut preparation—it's essential for system adhesion and longevity.
Product Application
Our crews apply waterproofing products according to manufacturer specifications and industry best practices. We verify proper coverage rates, film thickness, and curing conditions. For critical applications, we may perform adhesion testing or other quality verification during installation.
Quality Assurance
Upon completion, we inspect all work areas to verify proper installation. We document the work performed, products used, and any warranty information.
Why Choose Bi-State Masonry for Commercial Waterproofing
Commercial waterproofing requires expertise in both waterproofing systems and masonry construction. Here's why building owners and facility managers choose Bi-State Masonry.
Masonry Expertise
We're masons first—we understand how masonry buildings are constructed and how they interact with water. This knowledge helps us identify water infiltration causes, select appropriate solutions, and address underlying masonry issues that affect waterproofing performance. Many waterproofing contractors lack this masonry background.
Comprehensive Capabilities
Waterproofing projects often involve more than just applying sealers or membranes. Masonry repair, tuckpointing, concrete restoration, and caulk replacement may be needed first. As a full-service commercial masonry contractor, we handle all these elements, providing coordinated solutions rather than piecemeal repairs.
Commercial Experience
We've been providing commercial masonry and waterproofing services for over 26 years. We understand commercial construction practices, building systems, and the performance expectations of institutional and commercial clients. This experience translates to reliable recommendations and quality execution.
Regional Coverage
We serve commercial clients throughout Iowa and Illinois, from Des Moines to the greater Chicago area. This regional presence allows us to maintain buildings across multiple locations and respond efficiently to client needs throughout our service area.
Competitive Pricing
Our efficient operations and merit-based workforce allow us to offer competitive pricing for commercial waterproofing. We provide detailed proposals that clearly outline scope and costs, enabling informed decision-making.
Prevailing Wage Experience
For government and institutional projects requiring prevailing wages, we have extensive experience with compliance requirements. Approximately 20% of our projects involve prevailing wage work.
Frequently Asked Questions
How do I know if my building needs waterproofing?
Signs that indicate waterproofing is needed include water stains on interior walls or ceilings, efflorescence (white deposits) on masonry, damp or musty odors, visible water infiltration during rain, spalling brick or concrete, and mold or mildew growth. If you're experiencing any of these issues, a professional assessment can identify the water source and recommend appropriate solutions.
What's the difference between waterproofing and dampproofing?
Dampproofing resists moisture vapor migration but won't withstand hydrostatic pressure from standing water. Waterproofing creates a true barrier against liquid water under pressure. Below-grade applications with potential water table exposure typically require waterproofing, while dampproofing may suffice where only soil moisture is present. We assess your specific conditions and recommend the appropriate protection level.
How long does commercial waterproofing last?
Waterproofing system longevity varies by product type, application quality, and exposure conditions. Penetrating sealers typically last 5-10 years. Elastomeric coatings may last 10-15 years with proper maintenance. Below-grade membrane systems are designed for building lifetime performance—often 20-30 years or more. We can advise on expected service life for your specific application.
Can waterproofing be applied from inside the building?
Yes, negative-side (interior) waterproofing is an option when exterior access isn't feasible. Interior crystalline coatings, cementitious systems, and drainage solutions can effectively manage water infiltration. While exterior waterproofing is generally preferred, interior solutions are often practical and effective for existing buildings.
Do you waterproof parking garages?
Yes, parking structure waterproofing is one of our specialties. We apply traffic-bearing membrane systems, deck coatings, joint sealants, and crack repair appropriate for the demanding conditions parking garages face. Our solutions protect structural concrete while providing durable wearing surfaces.
How disruptive is commercial waterproofing work?
Disruption varies by project scope and location. Exterior facade work may require scaffolding but typically doesn't affect interior operations. Below-grade work in occupied buildings requires more coordination. We plan projects to minimize disruption and communicate with building management throughout the process.
Request a Commercial Waterproofing Assessment
Protect your building from water damage with professional waterproofing from Bi-State Masonry. Whether you're addressing existing infiltration problems or proactively protecting your building investment, our team can assess your needs and develop effective solutions.
Contact us at (309) 786-8800 or request an assessment online. We serve commercial clients throughout Iowa and Illinois, from Des Moines to the greater Chicago area. With over 26 years of commercial masonry experience, Bi-State Masonry delivers waterproofing solutions that protect your building for decades to come.