Commercial Wall Painting – What Options Do I Have?

If you own or manage a commercial building, school, warehouse, or industrial facility, eventually you may look at the outside of the building and think:

“We need to do something about these walls.”

Maybe the brick is stained and discolored. Maybe years of weather have made the exterior look worn down. Maybe the mortar joints are uneven, the surface has deteriorated, or the entire building simply looks old.

The first solution that usually comes to mind is power washing and painting.

And that can work.

But painting isn't your only option.

A commercial wall coating system, such as a high-solids silicone coating, can restore the appearance of an aging exterior while also adding a waterproof layer and providing a 10-year warranty.

What Are My Options for an Old Commercial Wall?

When a commercial building's exterior walls look worn, there are several potential solutions.

Depending on the condition of the wall, you may be able to:

• Power wash the existing wall

• Repair damaged brick and mortar

• Repoint the mortar joints

• Paint the exterior

• Replace portions of the wall

• Apply a commercial wall coating

The right option depends on the condition of the existing wall, the appearance you're trying to achieve, and how long you want the restoration to last.

For many building owners, painting seems like the obvious choice because it's familiar and generally less expensive upfront.

But there's another option that many owners and facility managers aren't aware of: silicone wall coatings.

Why Not Just Power Wash and Paint the Building?

Power washing can make a dramatic difference when dirt, algae, and years of buildup are making a building look old.

But it doesn't fix everything.

Once the wall is clean, you may discover that the underlying brick or masonry is still heavily weathered, discolored, uneven, or deteriorated.

And even if the wall looks good after painting, you're still dealing with a relatively thin paint film that will eventually fade, peel, crack, or require another application.

That's where a commercial silicone wall coating can be different.

Instead of simply putting a new color on the wall, the coating creates a thicker protective layer over the existing surface.

What Is a Silicone Wall Coating?

A silicone wall coating is a protective coating applied over an existing exterior wall.

The coating can be used to give an older commercial building a completely different appearance while also helping protect the wall from moisture and weather.

High-solids silicone coatings create a much thicker film than traditional paint. The result is a seamless protective surface that can help prevent water from getting through the exterior wall.

For a building owner, that means the project isn't just about making the building look better.

You're also adding protection to the building envelope.

What If the Brick Looks Really Bad?

This is an important part of the process.

Not every old brick wall will be perfectly straight or uniform after it's cleaned.

Older commercial buildings can have deteriorated brick, uneven mortar joints, holes, cracks, and other imperfections. Simply painting over those problems doesn't necessarily create the finished appearance a building owner wants.

In some cases, the wall needs to be prepared and filled before the silicone coating is applied.

At West Roofing Systems, we use mastic to fill irregular areas of deteriorated brick and mortar and create a more uniform surface before applying the silicone coating.

Think of it somewhat like filling and smoothing an old wall before applying the finished coating.

The goal isn't necessarily to rebuild every individual mortar joint. Instead, the existing wall can be prepared to create a more consistent, continuous surface for the silicone coating.

Once the surface has been properly prepared, the silicone coating can be applied.

Silicone Coating vs. Traditional Paint

The biggest difference isn't necessarily how the building looks on day one.

Both paint and a silicone coating can dramatically improve the appearance of an old commercial building.

The difference is what happens after the project is finished.

Traditional exterior paint can provide a new appearance, but its protective life is generally shorter. Many painting contractors don't provide a long-term warranty on the finished exterior.

A commercial silicone coating comes with a 10-year warranty.

That difference can be significant for a building owner who doesn't want to continually budget for repainting.

Silicone Wall Coating Benefits

10-year warranty: A properly installed silicone coating system can provide a 10-year warranty, giving building owners more long-term protection than a typical painting project.

Waterproofing: Silicone coatings are designed to resist water intrusion and create a protective barrier over the existing wall.

Renewable: Once the warranty period has ended, the wall can be cleaned and recoated. A new 10-year warranty would be granted.

Improved appearance: A silicone coating can dramatically change the appearance of an aging commercial building and give it a clean, uniform finish.

Protection from the elements: The coating helps protect the wall from snow, ice, rain, UV exposure, temperature changes, and other weather conditions.

Is Silicone Wall Coating More Expensive Than Painting?

Yes. Roughly 20% more.

In most cases, a silicone wall coating system will cost more upfront than simply painting the building.

That's an important consideration.

The question, however, isn't just “What is the cheapest way to make this building look better?”

A better question may be:

“What solution gives us the best value over the next 10 or 20 years?”

If a building is painted and needs significant maintenance or another coating several years later, the initial savings may not be as significant as they appeared.

A silicone coating has a higher initial cost, but its longer warranty, waterproofing capabilities, and renewability can make it an attractive long-term option.

Is Commercial Wall Coating Right for My Building?

Not every building needs a silicone coating.

If your building simply needs a basic cosmetic update and the existing wall is in good condition, traditional painting may be the right solution.

But if you're dealing with an older commercial building whose exterior is heavily weathered, uneven, deteriorated, or prone to water intrusion, it's worth considering more than just paint.

A silicone wall coating may be worth considering if you want to:

• Improve the appearance of an aging building

• Protect the exterior from water

• Create a more uniform finished surface

• Avoid repeatedly repainting the building

• Have a longer-term warranty

• Preserve the existing wall rather than completely replacing it

A Better Way to Look at Commercial Wall Painting

When an old commercial building looks bad, painting isn't necessarily the only answer.

Power washing and paint can improve the appearance, but a commercial silicone coating can take the project a step further by combining appearance with waterproofing and long-term protection.

For schools, warehouses, industrial buildings, farms, and other commercial properties, the best solution depends on the wall's existing condition.

If you're considering painting an older commercial building, it may be worth having the wall evaluated before deciding on a solution.

West Roofing Systems provides commercial silicone wall coating and restoration services for buildings throughout Ohio and beyond. We can evaluate the existing wall, determine what preparation is necessary, and help you decide whether a silicone coating makes sense for your building.

Contact West Roofing Systems to schedule a commercial wall inspection and discuss your options.

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