Above-Grade Waterproofing: How To Protect Your Commercial Property Before Spring Storms
If you manage properties in North Carolina, you already know what spring really brings. It’s not just warmer weather. It’s heavy rain, wind-driven moisture, and all the issues your building has been holding onto all winter. Cracks expand. Sealants fail. Coatings wear down. And water only needs one small opportunity to get in.
The reality is, most water intrusion problems don’t start during a storm. They start months earlier. Spring just happens to be when they show up. So we thought it would be a good idea to walk through what above-grade commercial waterproofing actually is, why it matters, and how to stay ahead of it before it turns into a bigger issue.
What Is Above-Grade Waterproofing?
Above-grade waterproofing refers to protecting the portions of your building that sit above ground level from water intrusion. This includes exterior walls, windows, doors, joints, and transitions.
Essentially everything rain hits first.
Unlike roofing systems, which tend to get regular attention, these areas are often overlooked. But they play a critical role in keeping water out of the building envelope.
When these systems start to break down, water doesn’t always rush in all at once. It works its way in slowly, often going unnoticed until interior damage appears.
Why Spring Storms Expose Problems
Like we said, winter does most of the damage. Spring is just when it becomes visible.
Over time, freeze and thaw cycles create small cracks in surfaces. Sealants begin to lose their flexibility and pull away from joints. Coatings that once protected the building start to wear down. And none of this is unusual—it’s part of a building’s natural aging process.
Then spring storms arrive and put everything to the test. What were once minor vulnerabilities can quickly turn into leaks, staining, or moisture issues inside the building. At that point, what could have been a simple maintenance item becomes a reactive repair.
Where Water Typically Gets In
Water intrusion is rarely dramatic. It’s usually the result of a few predictable weak points.
Sealants Around Openings:
Sealants around windows and doors are one of the most common failure points. Over time, they crack, shrink, or separate, creating a direct path for water.
Cracks in Wall Systems:
Stucco, EIFS, and concrete surfaces naturally develop cracks. Even small ones can allow moisture in, especially during wind-driven rain.
Aging or Worn Coatings:
Protective coatings don’t last forever. Once they begin to degrade, the surfaces underneath become more vulnerable to moisture.
Transitions and Joints:
Anywhere two materials meet is a natural stress point. These areas require careful detailing and ongoing maintenance to remain effective.
What a Waterproofing System Does
There’s a common misconception that waterproofing means making a building completely impervious to water. In reality, it’s about managing how water interacts with the structure. A well-designed above-grade waterproofing system creates a continuous barrier that protects surfaces while still allowing the building to breathe. It can bridge small cracks, prevent water intrusion, and reduce the long-term impact of exposure to moisture.
Equally important, these systems are designed to move with the building. Temperature changes, structural movement, and normal expansion all create stress. The right system accommodates that movement instead of failing under it.
This is where proper evaluation and system selection matter. An education-first approach helps ensure the solution fits the building, rather than forcing a one-size-fits-all application.
When Waterproofing Makes Sense
It typically makes sense when a building is starting to show early signs of wear, such as:
- Cracking
- Minor leaks
- Surface deterioration
It’s also a smart consideration when planning exterior maintenance or repainting, since those projects already involve access and preparation. For many properties, especially those that are 10–20 years old or more, waterproofing becomes part of maintaining the building envelope and extending its lifespan.
What a Proper Evaluation Looks Like
A good evaluation focuses on understanding the building before recommending a solution. This usually includes reviewing wall systems, identifying areas of concern, evaluating existing coatings, and looking at how different components interact. The goal is to identify both current issues and potential risks before they turn into active problems.
Rather than jumping straight to a product or system, the process should be centered on diagnosing the building and recommending the most appropriate approach. That focus on problem-solving is a big reason why relationship-driven companies continue to build long-term trust with property and facility managers .
What Happens If You Wait Too Long
Delaying waterproofing work often leads to more than just exterior repairs. Once water gets inside, it can impact:
- Insulation
- Interior finishes
- Uneven air quality.
Costs increase quickly, and projects become more disruptive to tenants or operations. What started as a manageable maintenance item can turn into a larger, more complex repair. In other words, water intrusion rarely stays contained. It spreads, and with it, so do the costs.
So, What Should You Do Before Spring?
Be proactive.
Scheduling an inspection before storm season allows you to identify and address small issues early. Repairing cracks, updating sealants, and evaluating existing coatings can make a significant difference in how your building performs when conditions change.
Final Thoughts
Spring storms don’t create problems—they expose them.
Above-grade waterproofing is about staying ahead of that moment. It’s about understanding how your building performs, where it’s vulnerable, and what steps you can take to protect it long-term. Because when the rain starts going sideways, you want to keep your home from doing the same.
With more than 30 years of experience beginning in college and culminating with founding Custom Coatings in 1991, Joe wears many hats, from sales to scheduling, estimating to customer relationships. He’s a traveler, a fisherman, and a husband and father of two.
