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We provide masonry waterproofing services in Lansing, MI for brick, block, and stone buildings. From clear sealers to elastomeric wall coatings and detail repairs, we help stop leaks and protect your facade from weather damage.
Superior Masonry Lansing provides professional masonry waterproofing throughout Lansing, MI, Michigan and the surrounding area. Our licensed, insured crew delivers safe, clean, on-time work with a free estimate before anything begins. Call (517) 289-4333 or request your free quote.
Protecting Lansing Masonry From Water Damage
Brick, block, and stone in mid-Michigan take a beating from freeze-thaw cycles, lake-effect moisture, and wind-driven rain. Water that seeps into masonry can lead to flaking brick faces, crumbling mortar, interior leaks, and even structural movement over time. Superior Masonry Lansing focuses on masonry waterproofing that is tailored to the real conditions we see every day in Lansing and the surrounding neighborhoods.
Most of the homes we work on were built between the 1940s and the 1990s, with plenty of older brick farmhouses and newer commercial block buildings in the mix. Each age and type of masonry responds differently to moisture. Older soft brick on the west side of Lansing cannot be treated the same way as dense concrete block on a newer warehouse near I-496. Our first priority is to understand exactly what kind of masonry you have and how water is getting in before we ever talk about coatings.
Effective masonry waterproofing is more than just spraying on a sealer. It involves correcting cracks and mortar gaps, choosing the right breathable product, and applying it correctly so your walls can still release trapped moisture instead of holding it inside. When done properly, good waterproofing reduces maintenance costs, protects interior finishes, and extends the life of your brick or block by many years.
Inspection and Moisture Diagnosis
Every masonry waterproofing project with Superior Masonry Lansing starts with a detailed site inspection. We walk the entire structure, looking at brick faces, mortar joints, ledges, chimneys, parapet walls, and basement or foundation walls. On older Lansing homes, we pay special attention to chimneys, porch columns, and foundation lines where downspouts may have been dumping water for years.
We look for specific moisture indicators, not just obvious cracks. These include white powder on the surface (efflorescence), peeling interior paint near exterior walls, damp basement corners, rust stains from embedded metal, and spalling brick faces where the surface has popped off. On commercial buildings with split-face block, we check for hairline cracks along mortar joints and near control joints that can draw in rain and snowmelt.
If needed, we perform simple non-destructive tests, such as spraying small areas with water to see how quickly the masonry absorbs and darkens, or using moisture meters on interior surfaces. We also review roof drainage, downspout locations, and grade around the building, because poor water management can defeat even the best coatings. Based on this inspection, we identify where water is entering, whether negative-side moisture from inside the wall is a concern, and what combination of repairs and waterproofing will be appropriate for your specific property.
Step-by-Step Masonry Waterproofing Process
A careful process is what separates long-lasting waterproofing from quick fixes. Superior Masonry Lansing follows a step sequence that respects the age and condition of the masonry instead of treating every building the same.
First, we clean the surface. For most residential work, we use low-pressure washing combined with masonry-safe cleaners that remove dirt, mildew, and efflorescence without eroding the brick or mortar. On historic brick around downtown Lansing or in older neighborhoods like Old Town, we often reduce pressure further and use gentler products to avoid damaging softer brick.
Second, we repair defects. This can include tuckpointing deteriorated mortar joints, caulking at window and door perimeters, filling cracks, and patching broken brick or block. If mortar is badly deteriorated, we match the existing joint profile and color so the repairs blend with the original work. Sealing over failing mortar only traps problems inside the wall, so this step is critical.
Third, we mask and protect surrounding elements like windows, trim, landscaping, and roofing. Overspray on glass or siding is difficult to remove, so we take time to tape and cover sensitive areas. On multi-story work, we use appropriate lift equipment or scaffolding and follow safety practices that protect both your property and our crew.
Finally, we apply the chosen waterproofing product in accordance with manufacturer specifications, including correct coverage rates and the right number of coats. For most vertical surfaces, this involves a controlled low-pressure spray applied from the bottom up, followed by back-rolling if needed to ensure even absorption. On high-absorption substrates, we may perform a test area first to confirm how much product the masonry will take and whether a second coat is beneficial.
Waterproofing and Coating Options for Lansing Properties
There is no single product that suits every masonry wall. Superior Masonry Lansing offers several types of masonry waterproofing and coatings, each suited to specific situations we see across Lansing homes, small businesses, and institutional buildings.
For typical clay brick and many concrete blocks, we often recommend penetrating silane or siloxane sealers. These soak into the masonry rather than forming a surface film. They repel liquid water while still allowing vapor to pass through, which is important in Michigan where trapped moisture can freeze and expand inside the wall. This type of treatment keeps the original appearance of the brick, which is ideal if you like the current look of your home or building.
On porous split-face block, which is common on commercial buildings along major roads and in newer subdivisions, we may use a high-performance water repellent designed specifically for block, often with higher solids content. This helps seal the many tiny capillaries that can pull water deep into the wall. In some cases, especially when the block already has staining or patchy appearance, we may discuss breathable elastomeric coatings that provide a uniform color and thicker protective layer while still allowing some vapor to escape.
For basement or retaining walls where water is present on the soil side, we differentiate between positive-side and negative-side waterproofing. If we can access the exterior, we may recommend exterior-grade waterproofing membranes along with drainage improvements. If access is limited and work must be done from inside, we use negative-side waterproofing products that attempt to resist water pressure from within the wall, combined with interior drainage improvements where appropriate.
Color-tinted breathable coatings are an option if you want to refresh the appearance at the same time as you waterproof. We help you select colors that suit Lansing’s typical architectural styles, whether you have a mid-century ranch, a brick colonial, or a modern storefront in a mixed-use development.
Costs, Lifespan, and What Affects Your Price
Homeowners and building managers often want to know what drives the cost of masonry waterproofing. At Superior Masonry Lansing, we price projects based on several real-world factors rather than flat per-square-foot numbers that ignore your building’s specifics.
Total square footage and height are obvious drivers. A one-story brick ranch in south Lansing is faster and less equipment-intensive to coat than a three-story commercial block building that requires lifts or extensive scaffolding. Condition is equally important. Surfaces with heavy efflorescence, many cracks, or failing mortar require more preparation and repair time before we can apply any waterproofing.
The type of masonry and product selected also affect price. Penetrating sealers for standard brick are typically more economical than high-build elastomeric coatings that need multiple coats and detailed surface preparation. Split-face block often consumes more product because it is more porous. If your project involves both above-grade walls and below-grade or basement walls, there may be different materials and labor steps for each area.
Lifespan is tied to both product quality and exposure. In Lansing’s climate, a properly applied penetrating sealer on vertical brick walls usually lasts 7 to 10 years before reapplication is recommended. Elastomeric coatings can last similar or slightly longer periods, depending on sun exposure and wall movement. We explain what maintenance to expect from day one, including how often to inspect caulking around openings, how to wash surfaces without stripping the sealer, and signs that it is time to schedule a re-coat.
Why Local Experience Matters for Masonry Waterproofing
Waterproofing choices that make sense in a dry, warm climate often fail quickly in mid-Michigan. Local experience is important because our combination of cold winters, spring thaw, summer humidity, and lake-effect moisture places unique stresses on masonry. Superior Masonry Lansing has seen what works and what fails on actual Lansing-area buildings over many seasons.
We understand that many older homes in neighborhoods like Moores Park, Westside, and around Michigan State University have mixed construction, such as brick over block or brick veneers tied to wood framing. These walls need breathable solutions that respect how the original builders intended the walls to dry. In contrast, newer commercial structures with large expanses of concrete block may benefit from more robust coatings that also hide patchwork repairs and provide a unified exterior finish.
When you contact Superior Masonry Lansing, we will walk you through our findings in plain language and provide options instead of a one-size-fits-all quote. We explain where water is entering, which surfaces are priorities, what products we recommend, and why. We can schedule work around your business hours or family schedule, protect landscaping and walkways, and coordinate with painters or roofers if multiple trades are involved.
Our goal is for you to feel confident that your masonry is protected from the specific moisture challenges we face in Lansing. With a carefully chosen waterproofing or coating system, you can preserve the look and integrity of your brick or block, reduce future repair costs, and have greater peace of mind every time the snow melts or a summer storm rolls through.
