Commercial Property Services
Exterior caulking seals joints at windows, doors, expansion joints, penetrations, and cladding interfaces. When it fails — which it will over time due to UV exposure, thermal cycling, and building movement — water enters the building assembly.
Caulking lifespan varies by product and application. Quality silicone caulking in a properly prepared joint can last 10-15 years. Polyurethane products typically last 5-10 years. Poor application — insufficient depth, adhesion failure, improper joint width — shortens life regardless of product.
Industry Best Practices
Inspection priorities include window perimeter sealants (highest failure rate), cladding transitions (EIFS to metal, stucco to window frame), and penetrations (HVAC conduit, pipe entries, electrical boxes).
Signs of sealant failure include cracking, shrinkage pulling away from joint faces, discoloration indicating water infiltration, and visible gaps. Any of these warrant immediate attention.
How D&D Commercial Services Can Help
Surface preparation determines how long replacement caulking lasts. All old sealant must be removed, surfaces cleaned and dry, and appropriate backing rod installed before new sealant application.
Backer rod selection matters. The backing rod controls sealant depth and shape factor — the ratio of joint width to depth. Incorrect shape factor causes sealant to tear at its adhered faces rather than stretching through its cross-section.
Caulking maintenance is the most cost-effective building envelope investment available. The material cost of caulking is trivial; the damage from moisture infiltration through a failed joint can be extensive and expensive.