Need Concrete Sealer Recommendations

[SJMaye]

I have read several threads and seen many videos on this. I have a twist to it that I think could affect a which sealer I use.

My concrete was poured last year. I did not seal it at the time. I continued with finishing the garage. Since then I noticed that during periods of extended heavy rain I get moisture seepage along the joint between the block walls and slab. The walls were sealed and concrete has 6 mil plastic under it. I guess the moisture is traveling up through the block somehow.

The seepage can be just a darkening of the concrete in several areas along the wall. Or some water even coming up and creating a few small puddles on top of the concrete in the worst case.

I am afraid if I use a topical sealer this moisture will create bubbles or some other issue. Does anyone have a thought?

 

[LegacyIndustrial]

Here is an option: https://www.legacyindustrial.co/products/formula-137-penetrating-sealer/

 

[SJMaye]

Here is an option: https://www.legacyindustrial.co/products/formula-137-penetrating-sealer/

Seem similar to other products I have reviewed. Other than "penetrating sealer" I did not see what type of penetrating sealer this is; silane, silicate, siliconate. At least these are the 3 types I learned of while reading up on sealers.

I would be interested in understanding why, in this case, a penetrating sealer is the better choice as opposed to acrylics, epoxies, or polyurethanes.

 

[Garage Flooring]

I have read several threads and seen many videos on this. I have a twist to it that I think could affect a which sealer I use.

My concrete was poured last year. I did not seal it at the time. I continued with finishing the garage. Since then I noticed that during periods of extended heavy rain I get moisture seepage along the joint between the block walls and slab. The walls were sealed and concrete has 6 mil plastic under it. I guess the moisture is traveling up through the block somehow.

The seepage can be just a darkening of the concrete in several areas along the wall. Or some water even coming up and creating a few small puddles on top of the concrete in the worst case.

I am afraid if I use a topical sealer this moisture will create bubbles or some other issue. Does anyone have a thought?

First, I would agree that epoxy or poly will likely fail. Densifiers or densifier/sealers are NOT a negative side waterproofer BUT because of the way they work, in some cases, they reduce the moisture as a side effect of densifying the concrete. I personally would not count on that in this case.

1. When you say the walls are sealed are you referring to the interior white coating or was an appropriate coating/ membrane used on the exterior as well. How much of it is below grade?

2. Is there a flashing between the framed wall and the block?

3. How is the grade of the ground by the building. Is it sloped away from the block? If you did down slightly in the areas of moisture is the ground saturated?

 

[Armorpoxy]

Since it appears you need something very breathable we would suggest using Ghostshield densifier/sealer which we carry. A topical sealer product, most likely could fail or create efflorescence.

 

[LegacyIndustrial]

Seem similar to other products I have reviewed. Other than "penetrating sealer" I did not see what type of penetrating sealer this is; silane, silicate, siliconate. At least these are the 3 types I learned of while reading up on sealers.

I would be interested in understanding why, in this case, a penetrating sealer is the better choice as opposed to acrylics, epoxies, or polyurethanes.

I suggested because you mentioned water potentially entering the space. Most topicals will fail due to water coming through the slab.
This is a densifier base with a proprietary water-proofing (also oil stain resistant) element.

good luck with your project.

 

[SJMaye]

The exterior walls were sealed and back-filled with gravel and earth.

1. When you say the walls are sealed are you referring to the interior white coating or was an appropriate coating/ membrane used on the exterior as well. How much of it is below grade? Yes the foundation was sealed with foundation coating. It is 4' below grade/

2. Is there a flashing between the framed wall and the block? Yes.

3. How is the grade of the ground by the building. Is it sloped away from the block? If you did down slightly in the areas of moisture is the ground saturated? Pitched slightly away from the block.

I knew I was going to have problems immediately after the first heavy rain. I could see certain areas of the block darken due to moisture. Hence the white Drylok inside. This stuff is working great.

Based on your replies it appears I was on the right track to stay away from topical sealers.

 

[Garage Flooring]

The exterior walls were sealed and back-filled with gravel and earth.


I knew I was going to have problems immediately after the first heavy rain. I could see certain areas of the block darken due to moisture. Hence the white Drylok inside. This stuff is working great.

Based on your replies it appears I was on the right track to stay away from topical sealers.

The real solution would be to coat the block appropriately on the outside as negative side waterproofing tends to fail over time. but obviously, that can be a substantial ask with a lot of work and $$. You might also be able to do a french drain.

 

[bluedog225]

Any chance it is condensation?

 

[SJMaye]

My driveway is due for an application of concrete sealer. What do you concrete guys recommend? Is the stuff at Home Depot or Menards any good? Thanks!

I used the oil based Eagle brand. It looks really good following application, but fades in a couple years. Not sure at that point how effective it is at resisting water absorption.