Until recently, a notable section of Boston had a bunch of 1970s-style high-rises that stuck out for the wrong reasons. They didn’t fit with the newer, prettier glasswork buildings by the harbor.
To entice people to work or live in these buildings, the owners made the smart move of adding glass facades.
Whether the client’s in it for the long haul or just wants to improve the resale value, a property can benefit greatly from contract restoration work. The reasons are not just aesthetic – in skilled hands, building facade restoration can renew structural safety and energy efficiency.
To the layman, a restoration job might mean a few coats of paint. To a commercial contractor, a job well done means thoroughly completing four key steps — assessment, product selection, surface prep, and material application.
Let’s check out the lay of the land for all four.
Commercial building facade restoration comes down to goals and actions.
As always, the smart path is to identify your desired outcome first. Possible goals of facade restoration include:
As such, the exterior restoration process usually involves cleaning, material repair and replacement, and protective treatment. Target spots might include cladding, windows, doors, awnings, or other architectural features.
Altogether, your work should bring both the form and function of the building back to better days.
From the contractor’s or subcontractor’s point of view, there are four steps to a commercial restoration project:
Some structures seem fine at a glance, but a thorough inspection may dig up some real dirt. The older the building is, the more likely it is to be structurally deficient or even out of code compliance.
As for your project — which of the goals we discussed earlier are urgent priorities? That’s where to focus your restoration efforts.
But first, you must assess the current state of things. Start with the telltale signs that a facade component needs work:
This is when your choices start making or breaking (hopefully not literally) the results of your work. Building restoration products must be compatible with both the existing material and the environmental conditions.
A successful commercial restoration practice means knowing how to work with exterior materials like concrete, brick, stone, terra cotta, metal, and glass. Many facade materials have specific restoration needs, as do certain job site conditions. You’ll need to keep both factors in mind as you pick out products.
Common building restoration products include:
|
Product |
Function |
Use Cases |
|
Masonry Cleaner |
Safely removes dirt, contaminants, stains, & efflorescence |
Stone, concrete, & brick surfaces |
|
Facade Restoration System |
Protective & decorative coat, sealer, or patching compound |
Exterior surfaces, where aesthetics are important |
|
Concrete & Masonry Repair/ Repointing |
Patches & coats remaining usable surface, renewing its integrity |
To restore mortar between brick or stone, repair faults in concrete |
|
Sealant/Caulk |
Seals gaps from water; preserves structural flexibility |
Around windows and doors, expansion joints |
|
Waterproofing Membrane/ Flashing |
Repels or redirects water |
Exterior walls, any areas prone to water damage |
|
Corrosion Inhibitor |
Protects from rust & deterioration |
Metal elements (embedded rebar in concrete, anchors, steel facade parts) |
|
Accommodates movement, keeps structural integrity |
Surface transitions |
As you plan for action, think back on your assessment of the storefront, commercial cladding, or whatever else you’re restoring. What factors were contributing to each issue with the facade?
If the building is rife with decay and mold, and your facade is the culprit allowing water inside, the answer is easy. Buy products that fully solve leaks, condensation, and poor drainage.
If the materials appeared eroded, weather conditions may have gotten the best of them. Look at products that protect against temperature extremes, sunlight, and wind.
If there were cracks, shifts, or gaps in the building envelope, you may need to add or replace expansion joints. Make sure the product matches the expected movement of the structure.
The property owner (and you too, probably) will want this to be a one-and-done project. Arguably the biggest step in preserving the work’s quality and longevity is preparing the surface.
A little pre-application TLC helps the installation’s:
All of the above also mean you won't receive a call back for rework.
Surface preparation steps often include:
Absolutely do not coat or apply new material to the surface until the surface is free of dirt, debris, and pollutants.
There are several ways to clean a concrete or other masonry surface.
|
Method |
What It Does |
When to Use It |
|
Pressure Washing |
Uses high-pressure water to remove dirt, grime, & loose paint |
Works on many substrates, but can damage soft materials |
|
Abrasive Blasting |
Sand, soda, or walnut shell blasting to clean & profile the surface |
Tough stains, old coats, contaminants, & rust on masonry or metal parts |
|
Chemical |
Dissolving agents remove dirt & stains |
Various products available for certain material & soil types |
|
By Hand |
Applies cleaning solution via brush, cloth, or sponge |
Delicate areas, spot cleaning |
Base your choice on the facade’s material type and condition.
Now that you’ve dealt with the surface defects, you can address deeper structural problems.
You'll need to weigh what's worth saving and what's not. Activities at this stage might include:
Dry the working area completely before applying products or even profiling the surface.
At the profiling stage, wet substrates can clog tools and make textures uneven. Dry surfaces help you more easily spot the areas you need to profile. At the product application stage, a little patience will result in better adhesion of sealants, coats, and repair materials.
Check for water with a moisture meter or calcium chloride test to verify acceptable moisture levels.
The texture of a concrete or similar surface is surprisingly crucial to the construction process. Best practices may call for a smoother or rougher surface than what your job site currently exhibits.
Abrasive surface profiling methods like shot blasting, grinding, and scarifying create a rougher surface for better product adhesion. Keying is another method with the same idea; it creates small grooves to improve the bonding of coatings and repair materials.
Chemical etching works on the opposite end of the spectrum, creating a profile on smooth surfaces. It’s particularly useful on concrete.
Follow International Concrete Repair Institute profiling standards to achieve the right level of roughness for your restoration product and surface.
Now's when all your diligence will pay off!
The typical order of business in facade restoration work is:
|
Repair |
➡️ |
Prime |
➡️ |
Add deck or topcoat |
That said, you still have to be mindful of technique and tool selection. You may need to use several application methods for the same project.
|
Method |
Best For |
Benefits |
Challenges |
|
Spray |
Large, flat surfaces |
Fast application; even coverage |
Overspray control (requires skilled operator) |
|
Roller |
Moderately textured surfaces |
Good for detail work; less overspray |
Can be slower than spraying for large areas |
|
Brush |
Small areas, intricate detail, touch-ups |
Precise; works material into surface |
Time-consuming for large areas |
|
Trowel |
Thick coatings, repair mortars |
Builds thickness; surface smoothing |
Requires skill to achieve uniform finish |
|
Injection |
Filling cracks or voids |
Thorough repair of gaps |
Requires special equipment; can be messy |
|
Pouring |
Self-leveling products or grouts |
Very smooth, level surfaces |
Requires careful control of material flow |
Each method has its place in facade restoration. Your choice may also depend on:
When choosing tools, techniques, and timelines, environmental factors are just as important as the working surface. Watch the forecast for unusually hot, cold, wet, or humid days.
Most products have an ideal temperature range for application, typically 50-90°F. Applying products outside this range will probably impair curing, adhesion, and overall performance. Don't forget the surface temperature either — check that it's at least 5°F above the dew point to avoid condensation. Similarly, some products have maximum-humidity recommendations — usually around 80-85% — to avoid slow or poor curing.
Finally, no matter the job site conditions, always follow the basic best practices for restoring a facade:
Building facade restoration is about more than covering up a few small blemishes. It’s more like a comprehensive facelift and chiropractic visit, all in one. Your work should honor and revitalize the exterior’s original charm while repairing the structural woes that threaten safety and longevity.
Be patient, have a plan, and thoroughly address all the steps from assessment to application. Band-Aid fixes will only put you (or a competitor) back on the site in 1-2 years.
A lot of products can go into a single restoration job, so continued technical education is key. We've got more tips on construction product use here: