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Chicagoland's Trusted Masonry Experts

Masonry Waterproofing & Sealing Services in Chicagoland

Correct masonry water management: tuckpointing, flashing, drainage, and vapor-permeable treatments where warranted. 39+ years of Chicagoland masonry experience. Licensed, insured, ASTM-compliant. Free estimates.

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39+
Years Experience
3-Year
Written Warranty
2,800+
Projects
Free
Inspection

What Is Masonry Waterproofing and Sealing?

Masonry waterproofing is the management of water entry into brick, block, and stone structures through the correct sequence of repairs: sound mortar joints first, functioning flashing second, proper drainage third - and only then, where warranted, a breathable vapor-permeable penetrating treatment. This sequence matters because water enters a masonry wall primarily through failing mortar joints, not through the brick face itself. Film-forming brick sealers that coat the brick surface trap moisture inside the wall. When that moisture freezes in a Chicago winter, it expands approximately 9 percent by volume inside the pore structure, fracturing the brick face from the inside. The sealer causes the spalling, not the weather. Correct masonry waterproofing means closing the real entry paths - mortar joints, flashing, drainage - not painting over them.

Six Signs You Need Masonry Waterproofing & Sealing

Sign 1

Water staining on interior walls below window openings or near exterior brick

Sign 2

White powdery deposits (efflorescence) on brick or foundation wall surfaces

Sign 3

Brick faces scaling or spalling, particularly after a previous surface sealer was applied

Sign 4

Mortar joints cracked, recessed, or crumbling - the primary water entry path

Sign 5

Moisture in the basement tracing to open foundation joints rather than floor seepage

Sign 6

Persistent damp spots inside the building that do not correlate with roof condition

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What Happens When You Delay Masonry Waterproofing & Sealing

Mortar joint failure is the primary source of water infiltration in masonry walls. Each season without repair allows more water entry, more freeze-thaw damage, and accelerating deterioration of the wall system.

Cost Escalation Timeline

Timeline Condition Typical Cost
Year 0-2 Hairline cracks, light efflorescence, minor joint recession Tuckpointing to close entry paths: $8-$25/lin ft
Year 2-4 Open joints, efflorescence spreading, interior damp spots Tuckpointing + drainage correction: $1,500-$4,500
Year 4-6 Brick spalling, interior water damage, wall cavity saturation Tuckpointing + brick repair + interior: $3,000-$10,000+
Year 6+ Structural damage from water infiltration, mold, brick failure Structural repair + masonry rebuild: unpredictable

Our Masonry Waterproofing & Sealing Process

1

Moisture Source Assessment

We identify where water is entering: mortar joints, failed flashing, blocked weep holes, missing chimney cap, or parapet failure. We never apply a surface treatment to a wall with open mortar joints. The treatment seals the problem in rather than sealing water out.

2

Mortar Joint Repair

Failed mortar joints are the primary entry path. Tuckpointing to a minimum 3/4 inch depth with the correct mortar type for the brick closes those pathways. This is where the real waterproofing work happens.

3

Flashing and Drainage Verification

Window head flashing, shelf angles, weep holes, and parapet base flashing are checked. Blocked weep holes are cleared. Failed flashing is repaired or replaced. These elements direct water out of the wall assembly rather than allowing it to accumulate.

4

Foundation Drainage Assessment

For basement or foundation moisture, we assess whether the source is through mortar joints (a masonry repair), hydrostatic pressure from a high water table (requires drainage correction), or a failing parge coat. Each has a different fix.

5

Penetrating Treatment Application (Where Warranted)

On walls in structurally sound condition with intact mortar joints, a vapor-permeable silane or siloxane penetrating treatment reduces capillary liquid water absorption while allowing the wall to continue drying. This is a supplemental measure, not a substitute for mortar repair. Film-forming coatings are never applied to masonry.

6

Documentation and Maintenance Guidance

We document what was repaired, what treatment was applied if any, and what ongoing maintenance will keep the system performing. The correct maintenance cycle for most brick homes is periodic tuckpointing, not periodic resealing.

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Technical Standards & Mortar Types

The distinction between vapor-permeable penetrating treatments and film-forming coatings is the critical technical specification in masonry waterproofing. A film-forming sealer creates a near-zero perm barrier that traps moisture. A penetrating silane or siloxane treatment reduces liquid water absorption while allowing vapor movement. Only penetrating treatments are appropriate on masonry, and only after mortar joints are sound.

Mortar Type Compressive Strength Correct Use Risk if Misused
Silane/Siloxane Penetrating Treatment Breathable (vapor-permeable) Above-grade walls with sound mortar on hard-fired brick; heavy wind-driven rain exposure Secondary measure only. Must not be applied to walls with failing mortar joints. Does not compensate for drainage failures.
Interior Hydraulic Cement High Active water entry points in basement masonry as a temporary stop-gap Hydrostatic pressure will eventually find another entry path. Not a substitute for exterior drainage correction.
Film-Forming Sealer Near-zero perm (vapor barrier) Never on masonry - traps moisture inside the wall Traps moisture inside the pore structure. When moisture freezes, it fractures the brick face from inside. Causes spalling damage on Wilmette soft historic brick and Evanston greystones.

All Delta work follows ASTM C270 Standard Specification for Mortar for Unit Masonry.

Masonry Waterproofing & Sealing Pricing

$8-$25
Per linear foot (tuckpointing - the real waterproofing)
$1,500-$4,500
Full-facade mortar repair (average home)
Free estimate
Penetrating treatment (where warranted, after mortar repair)
Free
On-site moisture source assessment

Masonry waterproofing is primarily tuckpointing: closing failed mortar joints is where the real water management work happens. Tuckpointing runs $8 to $25 per linear foot. Penetrating silane/siloxane treatments, where warranted on sound walls with intact mortar, are quoted after on-site assessment. Film-forming sealers are never applied. Every project receives a free written estimate.

What Our Customers Say

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Masonry Waterproofing & Sealing Service Areas

We provide professional masonry waterproofing & sealing services across Chicago's North Shore, Lake County, and northwest suburbs. 39+ years serving these communities.

North Shore

Masonry Waterproofing & Sealing in WinnetkaMasonry Waterproofing & Sealing in WilmetteMasonry Waterproofing & Sealing in KenilworthMasonry Waterproofing & Sealing in GlencoeMasonry Waterproofing & Sealing in Evanston

Lake County

Masonry Waterproofing & Sealing in Lake ForestMasonry Waterproofing & Sealing in Lake BluffMasonry Waterproofing & Sealing in Highland ParkMasonry Waterproofing & Sealing in LibertyvilleMasonry Waterproofing & Sealing in WaukeganMasonry Waterproofing & Sealing in GurneeMasonry Waterproofing & Sealing in Vernon HillsMasonry Waterproofing & Sealing in MundeleinMasonry Waterproofing & Sealing in Grayslake

Northwest Suburbs

Masonry Waterproofing & Sealing in NorthbrookMasonry Waterproofing & Sealing in GlenviewMasonry Waterproofing & Sealing in DeerfieldMasonry Waterproofing & Sealing in Arlington HeightsMasonry Waterproofing & Sealing in PalatineMasonry Waterproofing & Sealing in Buffalo Grove

Neighborhood Expertise

Every neighborhood on the North Shore has different brick, mortar, and construction eras. We know what your home is made of and how to repair it correctly.

Wilmette

Era 1920s-1950s Building types Bungalows, Cape Cods, Colonials near Lake Michigan Common material Soft Chicago common brick; high water table from lake proximity; efflorescence on foundation walls is the most common presenting problem Our approach Wilmette foundation walls need repointing of deteriorated joints and drainage improvements, not surface sealers. The efflorescence is the wall doing its job of drying outward. Applying a film-forming sealer traps that moisture inside and causes spalling. Wilmette soft brick from the 1920s-1940s is the most vulnerable to sealer damage in the service area.

Evanston

Era 1890s-1940s Building types Greystones, two-flats, brick Victorians with historic soft brick Common material Soft Chicago common brick and Indiana limestone; largest porous masonry surface area per block of any North Shore community Our approach Evanston greystones have a larger pore structure than hard-fired modern brick. Film-forming sealers on these buildings trap moisture that then freezes and fractures the face. The documented masonry problem in Evanston is prior Portland cement repairs damaging soft brick - adding a film-forming sealer over those repairs compounds the damage.

Northbrook and Glenview

Era 1950s-1980s Building types Ranch and colonial homes with brick veneer construction Common material Machine-pressed brick with cavity wall construction; weep holes often blocked by paint or mortar Our approach Northbrook and Glenview cavity veneer homes from the 1960s-1980s have weep holes that have been through decades of painting and maintenance cycles. Blocked weep holes direct water into the backup wall framing. Clearing weep holes and tuckpointing failed mortar joints is the water management repair, not a surface sealer.

Libertyville

Era 1960s-1990s Building types Residential with grade-level moisture from splash-back Common material Standard brick construction; grade-level mortar erosion from constant moisture contact Our approach Grade-level mortar erosion from splash-back is Libertyville's documented primary masonry problem. Tuckpointing the eroded joints at grade and just above grade, combined with correcting downspout placement away from the foundation wall, solves the water entry problem at its source.

Highland Park and Lake Forest

Era 1920s-1970s Building types Historic estates and mid-century homes with premium masonry Common material Face brick, limestone, stone veneer; varied moisture exposure from ravine topography Our approach Ravine-adjacent walls on Highland Park and Lake Forest properties face chronic moisture from below and beside. Drainage correction behind the wall and proper mortar maintenance are the management system. Penetrating treatments on sound walls facing heavy wind-driven rain are a legitimate supplemental measure here.

Arlington Heights and Palatine

Era 1960s-1990s Building types Suburban brick veneer homes with standard construction Common material Cavity veneer brick; weep hole and flashing systems that may have been damaged in prior maintenance Our approach Assessment of weep hole and flashing condition is the starting point on cavity veneer homes from this era. Sound mortar plus functioning drainage hardware is the complete water management system.

Masonry Waterproofing & Sealing FAQ

Common questions about masonry waterproofing & sealing answered by our licensed masonry experts.

Will sealing my brick prevent water damage?
It depends entirely on the product type. Film-forming sealers trap moisture inside the wall. When that trapped moisture freezes in an Illinois winter, it expands approximately 9 percent by volume and fractures the brick face from the inside. The sealer causes the spalling. A vapor-permeable silane or siloxane penetrating treatment reduces liquid water absorption while allowing the wall to breathe - but even this is secondary to the real waterproofing work: sound mortar joints, functioning flashing, proper drainage.
What is efflorescence and what does it mean?
Efflorescence is the white powdery deposit left when water migrates through masonry and evaporates on the surface, leaving dissolved mineral salts behind. It confirms that water is actively moving through the wall. The efflorescence itself is not the problem - it is the evidence of water movement that is. Cleaning the surface without addressing the moisture source achieves nothing lasting. In Wilmette, efflorescence on foundation walls signals the high water table pushing moisture upward through foundation masonry.
How do I know if my brick was sealed with the wrong product?
Splash water onto an inconspicuous section of the wall. On unsealed brick, water absorbs within a few minutes. On film-sealed brick, water beads completely and does not absorb. If your brick was sealed with a film-forming product and it is failing, you may see efflorescence (moisture trapped and crystallizing on the surface), new spalling (moisture fracturing brick faces from inside), or whitish haziness where the sealer has degraded.
What actually keeps water out of a masonry wall?
Sound mortar joints (tuckpointing closes the primary entry path), functioning window head flashing and shelf angle flashing (directs water out), working weep holes in cavity walls (drains water that enters the cavity), an intact chimney crown or parapet cap (prevents entry at the top), and proper drainage at grade. These elements together form the real water management system. No surface treatment substitutes for any of them.
Does interior tuckpointing stop basement water?
When eroded mortar joints are the entry path, yes. Interior repointing with Type S mortar (minimum 1,800 PSI per ASTM C270) on foundation walls closes those channels. Where hydrostatic pressure from a high water table is the driver (as in Wilmette), drainage correction on the exterior or an interior drainage system is also required. We assess the moisture source during inspection and recommend the combination appropriate to the specific situation.
What is a silane or siloxane penetrating treatment?
A penetrating treatment uses silane or siloxane chemistry that bonds into the pore structure of the brick without forming a surface film. It reduces capillary uptake of liquid water while allowing moisture vapor to move through the wall. The wall can continue drying. This is different from a film-forming sealer that creates a vapor barrier. Penetrating treatments are a legitimate supplemental measure on sound walls facing heavy exposure. They are not a substitute for mortar repair.

Our Credentials

Since 1987
Licensed Illinois Masonry Contractor #104-016987. Continuously operating for 39+ years.
$2M
Full general liability coverage protects your property. Certificate of insurance provided on request.
Workers Comp
Full workers comp coverage for every crew member. You are never liable for on-site injuries.
2,800+
Completed masonry projects across Chicagoland since 1987.
Family-Owned
Three generations of masonry expertise. No franchises, no corporate overhead. Personal attention.
Free Estimates
Every project starts with a free on-site inspection and detailed written estimate. No surprises.

Related Services

Residential

TuckpointingBrick RepairChimney RepairMasonry RepairConcrete ServicesStone MasonryPower WashingLintel RepairRetaining Wall RepairBrick Paver & Walkway RepairFoundation & Basement Masonry RepairStep & Stoop Masonry Repair

Commercial

Commercial MasonryHistoric RestorationLimestone RestorationParapet Wall Repair

Need Masonry Waterproofing & Sealing? Let's Fix It Right.

Free on-site inspection and written estimate - no obligation. Serving the North Shore and Chicagoland for over 39 years.

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