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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, Inside and Out
Brick and block are tough, but Lansing’s freeze-thaw cycles, lake-effect moisture, and clay-heavy soils are hard on masonry. Water sneaks into small cracks and pores, then expands when it freezes, which leads to spalling brick faces, crumbling joints, and white salt deposits on your walls.
Superior Masonry Lansing focuses on masonry waterproofing that matches the way homes and buildings are actually built here. Whether you own a 1920s brick bungalow near Old Town, a mid-century ranch on the west side, or a newer commercial block building, we choose coatings and techniques that respect the age and condition of your masonry instead of forcing a one-size-fits-all sealer.
Our goal is not just to spray a wall and walk away. We locate where water is getting in, decide whether the masonry needs to breathe or be fully sealed, and use the right combination of cleaning, repointing, crack repair, and coatings to protect your investment for the long term.
Our Masonry Waterproofing Process, Step by Step
A proper masonry waterproofing project always starts with inspection and preparation.
1. Detailed inspection and moisture mapping: We begin by walking the entire structure, inside and out. We look for hairline cracks, open mortar joints, loose bricks, efflorescence, peeling paint, and interior signs of moisture like damp spots or flaking plaster. For basements, we trace where the moisture is likely entering, often around window wells, stairwells, or below grade walls.
2. Surface cleaning and old coating removal: Waterproofing products must bond to clean, sound masonry. We typically pressure wash exterior walls at a controlled pressure to avoid damaging softer older brick, then use masonry cleaners to remove efflorescence and biological growth. On painted or previously sealed walls, we may strip failing coatings so the new system can adhere and perform properly.
3. Crack and joint repair: Before any coating goes on, we address the structure. This can include tuckpointing deteriorated mortar joints, injecting epoxy or polyurethane into significant cracks, and replacing severely spalled bricks or blocks. For Lansing’s older brick homes, we often use softer, lime-rich mortar to match the historic material so the joints move with the building rather than crack again.
4. Selection of the right waterproofing system: Only after the masonry is sound do we choose a product. For above-grade brick walls that need to breathe, we often use penetrating, silane or siloxane-based repellents that soak into the surface and repel liquid water while allowing interior moisture to escape. For below-grade or high-pressure water areas, we may use elastomeric or cementitious coatings that form a thicker, more continuous barrier.
5. Careful application: We apply waterproofing by low-pressure spray, roller, or brush, depending on the product and the texture of the masonry. Coverage rates are calculated based on manufacturer specs and our experience with local brick and block, which tend to be fairly porous. Corners, parapets, window and door surrounds, and capstones receive extra attention because they are common leak points.
6. Final review and maintenance plan: Once the coating cures, we walk the project with you, explain what was done, show key areas we treated, and outline a simple maintenance schedule so you know when to plan for reinspection or reapplication.
Waterproofing Options for Lansing Homes and Commercial Buildings
Masonry waterproofing is not a single product, it is a set of tools we match to your property.
Penetrating water repellents: Ideal for most brick homes in Lansing and East Lansing, these clear treatments soak into the masonry and line the pores so liquid water beads and runs off. Because they do not create a surface film, they keep the appearance of your brick or block almost unchanged and allow interior moisture to escape. This is especially important for older solid brick walls without modern vapor barriers.
Elastomeric wall coatings: For commercial block buildings, older painted foundations, or heavily cracked surfaces, we often recommend elastomeric coatings. These are thick, flexible coatings that bridge small cracks and move with seasonal expansion and contraction. They can be tinted to match your existing color or used as part of an updated facade design.
Cementitious waterproofing: On interior basement walls with active moisture or slight seepage, a cement-based waterproofing coating can be scrubbed or sprayed directly onto the masonry. It bonds into the surface, creating a dense layer that resists water pressure. This is often used in combination with exterior drainage improvements for Lansing basements that see regular seasonal water.
Sealants and flashing details: Around windows, doors, chimney crowns, and through-wall penetrations, we use high-quality sealants and, where needed, new metal flashing to handle tricky leak paths. Many “masonry leaks” we see around Lansing actually originate at poorly detailed transitions rather than the wall itself, so we treat those as part of a complete waterproofing solution.
Vapor-permeable vs non-permeable choices: In Michigan’s climate you need the wall to dry out after it inevitably absorbs some moisture. We explain the tradeoffs, then recommend whether a breathable or tighter membrane-style system fits your building’s construction, insulation type, and interior finishes.
Common Water Problems in Lansing Masonry and How We Fix Them
Superior Masonry Lansing has seen the same water issues repeat across the Lansing area, from downtown to DeWitt and Holt, and we have proven ways to correct them.
Freeze-thaw spalling on brick faces: When you see faces popping off bricks along chimney stacks or near grade level, water is getting into the masonry and freezing. We remove failing bricks, install new units that match as closely as possible, repair mortar joints, and then apply a penetrating water repellent to limit new moisture intrusion.
Efflorescence and white staining: Those white, powdery deposits are minerals being carried to the surface by moving water. We clean them with appropriate masonry cleaners, track down the moisture source, and apply a repellent or coating that reduces additional water movement. Without that moisture control, efflorescence will keep returning.
Leaking basement walls: Many basements around Lansing were built with block walls and minimal original waterproofing. Over time, hydrostatic pressure and small cracks let water seep in, especially after long rains or spring snowmelt. We can apply interior cementitious coatings, repair cracks, and coordinate with you or your drainage contractor on exterior grading, gutters, and sump systems so the wall coatings are not fighting a losing battle.
Chimney and parapet leaks: Brick chimneys and parapet walls are fully exposed to wind and rain, and often have failed crowns, caps, or flashing. Our crews rebuild or repair crowns, reflash where needed, repoint loose joints, and then use the appropriate water repellent so the repair lasts.
Painted masonry that peels and bubbles: Many older foundations and brick walls have been painted with non-breathable products. When trapped moisture tries to get out, the paint fails. In these cases, we often remove as much of the old coating as practical, allow the wall to dry, and then apply a more breathable waterproofing system so the problem does not repeat.
What Affects the Cost of Masonry Waterproofing in Lansing
Homeowners often ask why waterproofing prices can vary so much. The cost is driven mainly by the condition of your masonry and the type of protection it needs.
Level of prep and repair: If your brick or block walls are generally sound, cleaning and a new water repellent may be relatively straightforward. If there are widespread cracked joints, missing bricks, bowing walls, or significant structural concerns, we must address those first. Structural repairs, extensive tuckpointing, and replacement materials increase the scope of the project.
Accessibility and height: A one-story ranch in South Lansing will cost less to access than a three-story multi-unit near campus or a downtown commercial building. Projects requiring extensive scaffolding, lifts, or specialized safety setups add to labor time and cost.
Surface area and coating type: The total square footage and the specific waterproofing system both affect price. Penetrating sealers are typically less expensive per square foot than multi-coat elastomeric systems, but they serve different purposes. We size the job carefully so you know exactly what is being treated.
Previous coatings and unknowns: Painted or previously sealed masonry often needs extra prep. It can take more labor and materials to get a stable surface for new waterproofing. During our initial visit, we test how firmly old paint or sealer is bonded so we can give you a realistic estimate instead of a low number that later balloons with change orders.
Local factors: Lansing’s clay soils and drainage patterns can influence how aggressive groundwater is against basement walls. In some neighborhoods, grading and downspout changes are essential to help any wall coating perform properly. We point out these conditions so you can decide how far you want to go in addressing the root causes of water issues.
Why Work With Superior Masonry Lansing for Waterproofing and Coatings
You are trusting someone with the health of your home or building, so experience and local knowledge matter. Superior Masonry Lansing focuses specifically on masonry, which means we understand how different bricks, blocks, and mortars react to Michigan’s weather and to various waterproofing products.
We do not push a single brand or type of coating. Instead, we evaluate your walls, explain your options in plain language, and help you choose a system that fits your budget and your long-term plans for the property. If a basic penetrating repellent will serve you well for the next decade, we will tell you that. If your foundation needs more robust treatment plus drainage improvements, we will be honest about that too.
Throughout the project, you will know what is happening and why. Before work starts, we walk you through the planned repairs and coatings. During the job, we keep the site as tidy as possible and protect landscaping and hard surfaces around your walls. When we are done, we review the completed work, outline realistic expectations for service life, and teach you simple ways to spot future moisture issues early.
If you are seeing water stains, crumbling brick, or just want peace of mind before another Lansing winter, Superior Masonry Lansing can inspect your masonry and design a waterproofing and coating solution tailored to your home or building.
