Winter-Proof Your Property: 5 Waterproofing Solutions That Work

Winter brings more than cold — it intensifies damage through freeze-thaw cycles, de-icing salts, and wind-driven rain. For property managers, owners, and engineers, this raises urgent questions about how to waterproof effectively before problems escalate. Without proactive waterproofing services, risks include leaks, structural deterioration, and safety hazards. 

This article explains the five most impactful waterproofing solutions — parking garage maintenance, parking garage restoration, sealants and glazing, expansion joint systems, and façade coatings — along with targeted concrete repair strategies to protect assets and maximize ROI this winter.  

Service 1: Parking Garage Restoration (Your Highest-Risk Asset in Winter)

Parking garage maintenance is one of the most important waterproofing services property teams can invest in before winter. Garages are constantly exposed to de-icing salts, oils, and carbon deposits, all of which accelerate the corrosion of reinforcing steel and exacerbate concrete spalls during freeze-thaw cycles. A proactive restoration program should begin with a comprehensive survey of decks, columns, beams, drains, and overhead structures. 

Prevent water and salt infiltration with repairs to cracks and spalls, bearing pad replacements, and restoration of expansion joints and sealants. Once structural concerns are addressed, coatings and re-striping improve durability, drainage, and visibility. Done right, effective waterproofing leaves garages with dry undersides, tight joints, sound concrete, and positive drainage to clear meltwater — reducing emergency leaks, extending service life, and enhancing safety all year.

Service 2: Traffic Coatings (Vehicular and Pedestrian)

Among the most impactful winter waterproofing services are traffic coatings, which provide critical protection for both vehicular and pedestrian areas. These systems seal concrete against water and de-icing salt infiltration while adding aggregate for tire and foot traction — vital on icy ramps, helixes, and plaza decks. Proactive concrete repair and recoating of high-traffic surfaces nearing the end of their life cycle helps prevent blisters, wear-through, and delamination before freeze-thaw cycles accelerate damage. 

Best practices include verifying terminations at drains and upturns, as well as maintaining a uniform film build with documented wet-film thickness. With many coatings carrying five-year warranties, timely maintenance extends service life, reduces chloride intrusion, and lowers slip incidents — maximizing ROI and keeping facilities safe throughout winter.

Service 3: Sealants, Caulking, and Glazing (First Line of Defense)

As the first line of defense in any waterproofing strategy, sealants, caulking, and glazing are crucial in protecting building envelopes during winter. Aged or failed perimeter joints and brittle window gaskets allow wind-driven rain to penetrate, freeze, and expand — worsening leaks and driving up heating costs. Proactive waterproofing services should prioritize replacing cracked or shrunken sealants at control joints, window perimeters, and penetrations, as well as reglazing curtainwall systems where gaskets have failed. Proper substrate preparation and selecting products with the right movement capability are essential to long-term performance. With service lives typically ranging from five to 15 years, timely replacement helps prevent costly concrete repairs, reduces cold-weather leak tickets, and improves tenant comfort and energy efficiency.

Service 4: Expansion Joint Systems (Keep Movement From Becoming Damaged)

Expansion joints are designed to absorb building movement, but winter puts them to the test. As temperatures swing, joints expand and contract; when seals fail, water penetrates and freeze-thaw cycles quickly turn hairline cracks into spalls or leaks. Now is the time to inspect or replace worn compression seals, winged joints, and metal cover plates across roofs, plaza decks, and parking garages. Pay particular attention to transitions — especially those from vertical to horizontal — and fire-rated assemblies. 

In harsh environments, joints often need replacement every two to five years and should be treated like consumables. A well-maintained joint has proper recesses, continuous watertight seals, and flush plates. The payoff: fewer spring concrete repairs, fewer tenant complaints, and preserved structural integrity.

Service 5: Façade Coatings and Water Repellents (Keep Walls Watertight)

In winter, exterior walls are exposed to increased moisture from wind-driven rain, melting snow, and freeze-thaw cycles. Elastomeric and silicone/acrylic wall coatings, combined with silane or siloxane repellents, create a protective barrier that blocks bulk water and reduces saturation. This helps limit freeze-thaw damage, efflorescence, and costly leak paths. To maximize performance, recoat weathered elevations, apply clear repellents to porous masonry, and address hairline cracks or detailing issues at parapets and window heads before sealing. Because coatings and repellents have finite service lives, property teams should plan proactive replacement as systems age. The return on investment is clear: drier walls, fewer cold-weather failures, and a refreshed façade appearance that supports leasing and property value.

One Partner for Complete Waterproofing and Structural Protection

Winter turns small leaks into costly failures. Freeze-thaw cycles, de-icing salts, and wind-driven rain magnify risks for every property, making proactive waterproofing a must. Waterproofing best practices for the winter weather begin with prioritizing parking garage maintenance, parking garage restoration, and concrete repair — alongside traffic coatings, sealants, and glazing, expansion joint systems, and façade repellents. These waterproofing services protect assets, cut emergency calls, and extend service life. 

At the Valcourt Group, we offer full-service inspection, repair, façade and structural restoration, and comprehensive waterproofing — all backed by proven safety leadership and guaranteed results. As your single source for exterior building maintenance, we service commercial properties of every type, including parking garages, façades, plaza decks, and below-grade structures. Our team works around your operational needs and gets the job done right the first time.

Stay ahead of winter’s challenges — reach out to us today to design your proactive winterization plan.