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Superior Masonry Ann Arbor offers masonry waterproofing in Ann Arbor, MI to protect brick, block, and stone from water intrusion. We apply breathable water repellents, wall coatings, and parapet waterproofing systems that help stop leaks and reduce staining. Our team evaluates each façade and recommends the right treatment for long term performance.
Superior Masonry Ann Arbor provides professional masonry waterproofing throughout Ann Arbor, MI, Michigan and the surrounding area. Our licensed, insured crew delivers safe, clean, on-time work with a free estimate before anything begins. Call (734) 887-9416 or request your free quote.
Protecting Your Masonry From Michigan Weather
Masonry in Ann Arbor takes a lot of abuse from freeze-thaw cycles, wind-driven rain, and lake-effect moisture. Without proper masonry waterproofing, even solid brick or block can slowly take on water, then crack or spall once temperatures drop below freezing. At Superior Masonry Ann Arbor, we focus on waterproofing systems that are tailored to how masonry actually behaves in our climate, not one-size-fits-all coatings.
Waterproofing is not about making walls shiny. It is about controlling how and where water moves through brick, block, stone, and mortar. The wrong product, such as a non-breathable paint on exterior brick, can trap moisture inside the wall and make problems worse. The right system lets vapor escape from the inside while preventing bulk water from soaking into the surface. Our technicians evaluate your specific masonry, such as older clay brick near downtown Ann Arbor, newer concrete block foundations in the townships, or decorative stone veneers, before recommending any treatment.
Superior Masonry Ann Arbor uses professional-grade penetrating sealers, breathable coatings, and specialty treatments that are designed specifically for masonry. We combine these with careful preparation and repairs so that you get a system that lasts, not a quick cosmetic fix that peels in two winters.
Our Masonry Waterproofing Process Step by Step
Every project starts with an on-site assessment. We walk the property with you, looking for symptoms such as white efflorescence on brick faces, damp basement walls after storms, dark moisture stains on chimneys, crumbling mortar joints, and peeling interior paint that lines up with an exterior masonry wall. We also ask about the age of your home, any past coating or tuckpointing work, and specific problem areas like north-facing walls that stay wet or foundation walls below grade.
Next, we test and inspect the masonry itself. On many jobs in Ann Arbor we find a mix of original brick and newer repairs, each of which can absorb water differently. We may perform a simple water absorption test on a small section to see how quickly the surface darkens. This helps us decide whether a silane, siloxane, or blended penetrating sealer will give better performance. For concrete block foundations we look closely at the joints, any previous waterproof paints, and whether there is active seepage.
Once we understand the conditions, we prepare the surfaces. Preparation is where many waterproofing jobs fail if rushed. Our crew cleans the masonry using the least aggressive method that will work, often low-pressure washing combined with masonry-safe cleaners to remove dirt, mildew, and efflorescence. We avoid harsh blasting that can damage softer older brick common in Ann Arbor. After cleaning, we allow proper drying time, then address defects. This can include repointing open joints, patching cracks with compatible repair mortars or sealants, and grinding out failed caulking around windows and doors so that new sealants will bond.
Only after these steps do we apply the selected waterproofing treatment. We mask adjacent materials like siding, windows, and landscaping, then apply using low-pressure sprayers or rollers according to the product specifications. Many penetrating sealers require a flood-coat technique, where the surface is kept visibly wet for a specific dwell time so that the chemistry can migrate into the pores. We work methodically to maintain this coverage without overspray or runs. Finally, we perform a visual and touch check and, where appropriate, a light spray test after full cure, to confirm that water beads and runs off as intended.
Types of Masonry Waterproofing and Coatings We Use
Because different masonry and exposure conditions call for different solutions, Superior Masonry Ann Arbor does not rely on a single product. We design a system around how your building is built and how you use it.
For most exterior brick and stone walls above grade, we recommend breathable penetrating sealers based on silane, siloxane, or a blend of both. These products soak into the masonry, then chemically bond within the pores. Water in liquid form is repelled, but water vapor can still pass through, which is critical in our humid summers and heated winters. This type of treatment usually leaves the appearance nearly unchanged, which is ideal for historic homes near Kerrytown or older brick duplexes around the University of Michigan.
On concrete block foundations and interior basement faces, we may pair crack repair and repointing with a masonry waterproof coating on the inside wall. These coatings are thicker than paint and are applied in multiple passes with specific coverage rates to build a continuous waterproof barrier. When we use these, we confirm that outside drainage is adequate, because interior-only treatments must work with, not against, groundwater conditions.
For chimney crowns, parapet caps, and horizontal masonry surfaces that take standing water, we often use high-solids elastomeric or cementitious coatings that bridge small hairline cracks. These products form a flexible membrane that resists ponding water and the expansion and contraction caused by temperature swings. On multi-family or commercial buildings, especially flat parapet tops exposed to lake-effect snow, this is an important layer of protection.
Finally, in select cases where a change in appearance is acceptable or desired, such as on a heavily stained block retaining wall along a driveway, we may specify a breathable masonry coating with pigment. These systems can even out color while still allowing vapor to escape, as long as they are formulated specifically for masonry and not standard exterior house paint.
Common Masonry Moisture Problems in Ann Arbor and How We Fix Them
Homeowners and property managers around Ann Arbor tend to call us with a familiar set of moisture issues. Identifying the pattern quickly is key to choosing the right waterproofing approach and avoiding repeat problems.
Efflorescence, the white powdery deposits on brick or block, is a top complaint. It is a sign that water is moving through the masonry and dissolving salts, which then crystallize on the surface. Simply washing it off does not solve the cause. We clean the efflorescence with appropriate masonry cleaners, check for exterior water sources such as downspouts that discharge near the wall or soil that slopes toward the foundation, then apply penetrating sealers or coatings to reduce further water entry.
Basement dampness and seepage through block or poured concrete walls are also common, especially in older neighborhoods with mature trees and shifting soils. Before any interior coating is applied, Superior Masonry Ann Arbor looks outside at grading, gutters, and any visible cracks. We seal accessible cracks with injection or surface repair, re-point deteriorated mortar joints in block walls, and only then add interior waterproof coatings if they are appropriate for your situation.
Chimney leaks often show up as interior ceiling stains or deteriorating firebox masonry. In many Ann Arbor chimneys we find cracked crowns, missing cap flashings, and porous brickwork. Our approach typically includes rebuilding or resurfacing the crown with a proper overhanging profile, installing or repairing chimney caps and flashings, then waterproofing the chimney with a vapor-permeable sealer that is designed for high-heat masonry.
For commercial buildings and mid-century homes with block or brick parapet walls, water intrusion at the roofline is a recurring issue. We inspect the cap flashings, coping stones, and any through-wall weeps. Repairs can include resealing metal flashings, adding sealant at coping joints, repointing vertical joints, and applying an elastomeric coating to the top surface. Once structural and detailing issues are corrected, we finish with a compatible wall waterproofing system to protect the vertical surfaces.
What Affects Cost and How We Estimate Your Waterproofing Project
The cost of masonry waterproofing in Ann Arbor depends less on the product itself and more on the condition and complexity of your masonry. Superior Masonry Ann Arbor provides written, line-by-line estimates so you can see where your investment goes.
Square footage and access are the starting points. A simple, one-story brick wall with clear access, minimal landscaping, and no existing coatings to remove will cost less per square foot than a three-story gable end that requires lift equipment or scaffold. Tight side yards, steep grades, and delicate plantings increase setup and protection time, which is reflected in the estimate.
Existing damage and preparation needs are the next biggest factor. Surfaces with extensive efflorescence, flaking paint, spalled brick faces, or missing mortar joints require more labor before any waterproofing can be applied. For example, repointing a weathered chimney or foundation band and allowing proper cure time adds to the schedule but ensures that the waterproofing bonds to a stable surface. We itemize these repair tasks separately so you can understand their value.
The type of system selected also affects pricing. Penetrating sealers for standard above-grade brick or stone are typically more economical than multi-coat elastomeric or cementitious systems used on horizontal or below-grade surfaces. Commercial projects that require specific manufacturer warranties may call for premium materials and documented installation steps.
During our visit, we also look at related drainage and detailing issues. Sometimes we will suggest modest upgrades such as extending downspouts, adding a small splash block, or adjusting soil grading near the foundation to complement the waterproofing. We include these as options in the estimate so that you can choose a solution that fits both your budget and your long-term plans for the property.
Why Work With Superior Masonry Ann Arbor for Waterproofing
Masonry waterproofing is one of those services where the quality of the evaluation and preparation matters more than the name on the product pail. Superior Masonry Ann Arbor focuses on long-term performance and clear communication, particularly important for homeowners and property managers who may not be familiar with technical details.
Our crews are experienced with the specific brick types, mortar mixes, and construction practices used in Ann Arbor over the past several decades, from older solid brick walls near downtown to newer veneer systems in surrounding townships. This local knowledge reduces the risk of choosing a product that is too strong or not compatible with your masonry. We stay with breathable systems on older structures whenever possible so moisture is not trapped inside the wall.
We also prioritize testing and maintenance. After waterproofing, we explain what to watch for in the coming seasons, such as new cracks, changes in efflorescence patterns, or areas where water no longer beads as it did at first. Many systems last years before retreatment is needed, but occasional inspection is important. On larger properties we can schedule periodic checkups to catch small issues early.
When you contact Superior Masonry Ann Arbor, we start with a conversation about your goals, whether that is drying out a musty basement, preserving historic brickwork, or reducing maintenance on a commercial facade. From there we provide a straightforward proposal, realistic schedule, and careful, respectful work on site so that your masonry stays sound and dry through many more Michigan winters.
