J. Perry & Sons handles waterproofing and sealants as a caulking contractor and licensed Florida general contractor (CGC1540699), working on condo towers, offices, retail centers, warehouses, schools, churches, HOA communities and single-family homes in Broward, Palm Beach and Miami-Dade. Our caulking services and waterproofing work cover window and door perimeters, panel joints, storefronts, expansion joints, stucco cracks, elastomeric wall coatings and the tubs, showers and kitchens inside. Our scope is sealants and coatings above grade; we do not do roofing or below-grade waterproofing. Every exterior joint is cut out, cleaned, primed where required, backed and resealed, never caulked over. See all renovation services or go straight to commercial building caulking.
Waterproofing & Sealants Cost in South Florida: $9–$30 per lin ft installed
| Scope | Unit | Installed range (labor + sealant) |
|---|---|---|
| Window perimeter re-caulk: cut out, backer rod where needed, new sealant | per window | $275–$450 |
| Sliding glass or French door perimeter | per door | $450–$750 |
| Commercial sealant replacement, ground or lift access | per lin ft | $9–$18 |
| High-rise sealant replacement from swing stage or boom lift | per lin ft | $14–$28, plus $3,500–$9,500 mobilization |
| Expansion and control joints: garages, plazas, balconies, pool decks | per lin ft | $14–$30 |
| Storefront and curtain wall perimeter and mullion sealing | per lin ft | $12–$24 |
| Stucco crack routing and elastomeric sealant | per lin ft | $10–$17 |
| Exterior wall waterproofing coating: wash, primer, two elastomeric coats | per sq ft of wall | $3.50–$7 |
| Tub or shower re-caulk: full removal, mildew treatment, 100% silicone | per fixture | $350–$650 |
| Kitchen countertop, backsplash and sink re-caulk | per kitchen | $250–$450 |
| Water test: hose or spray test with inside observation | per area | $450–$950 |
| Minimum service call | per visit | $650 |
Where a job lands in each range depends on joint width and depth, how much old sealant has to be cut and ground off, the substrate (stucco, concrete, aluminum, glass, natural stone), whether a primer is required, the access method, and whether we work at night or around tenants. Linear-foot prices are per foot of joint, measured elevation by elevation; wall coatings are per sq ft of wall. Small jobs, such as two or three windows or a single tub, fall under the $650 minimum. Painting over a paintable sealant is priced on our painting page.
Sealant and coating types, and joint design
Silicone. The best ultraviolet and heat resistance of any sealant family and the widest movement capacity, commonly ±25% to ±50% of joint width in low-modulus grades. Our default for window perimeters, curtain wall, metal panels and anything glass. It cannot be painted, and on marble, limestone or other porous surfaces we use a non-staining grade.
Polyurethane. Tough, abrasion resistant and paintable. The standard for concrete joints, painted stucco-to-frame transitions and anything that takes foot or vehicle traffic. Most grades want a primer on concrete and stucco, and an uncoated polyurethane will chalk after years of direct sun.
Hybrid (MS polymer or silyl-terminated). Paintable like polyurethane, more UV stable, and it bonds to a wide range of substrates, often without primer.
Elastomeric wall coatings. A high-build acrylic or silicone-modified coating rolled or sprayed over the whole wall at the manufacturer's thickness. It bridges hairline cracks and sheds wind-driven rain once moving cracks and perimeters are sealed underneath. Details on exterior wall waterproofing coatings.
Self-leveling sealants. Pourable polyurethane or silicone that flows flat into horizontal joints on parking decks, plazas, walkways, balconies and pool decks. Traffic-grade versions hold up to tires and heels.
Joint design. A moving joint only works when the sealant is bonded to two sides and free to stretch in the middle:
- Width-to-depth of roughly 2:1 on most joints, with depth held between about 1/4 in and 1/2 in.
- Closed-cell backer rod about 25% wider than the joint, set to a consistent depth so the bead cures in an hourglass shape and does not stick to the back.
- Bond-breaker tape where a joint is too shallow for rod.
- Primer wherever the manufacturer calls for it, on surfaces that are clean, dry and sound.
Three-sided adhesion, a bead smeared over an unprepared joint, and new caulk laid over old caulk are the usual reasons sealant fails within a couple of seasons.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of the joints and a rough count of windows or linear feet, and we'll send back a same-day range.
Why sealants and wall waterproofing fail in South Florida
UV and heat. Dark aluminum frames on south and west elevations run very hot. Ultraviolet attacks the surface of polyurethanes and acrylics until they chalk, crack and stop stretching.
Thermal movement. Aluminum, glass, concrete and stucco expand at different rates. A joint built too narrow tears along the edge.
Salt air. Within a few miles of the ocean, salt film builds on joint faces, corrodes aluminum at the edge of the bead and weakens adhesion.
Hurricane-driven rain. Wind drives water sideways and even upward into joints that stay dry in a normal storm. Leaks after a storm often start at a perimeter joint, a frame corner or a stucco crack above the opening rather than at the glass.
Age and the wrong product. Exterior sealant typically lasts somewhere between 10 and 20 years depending on product and exposure. Acrylic caulk on an exterior moving joint, silicone where the wall will be painted, or caulk applied over failed caulk cuts that life short.
How we work: survey, testing and scope
- Survey. We walk each elevation from the ground, balconies, roof or a lift and record joint types, widths, substrates and how the sealant is failing: adhesive (pulled away from an edge), cohesive (split down the middle), hardened, missing, or bonded on three sides.
- Sample cuts and adhesion pull test. Short sections are cut out to check depth, backer rod and what sits behind the joint. On larger jobs we run test beads and hand pull tests after cure to confirm the primer and sealant bond to that substrate.
- Water test. For active leaks, a controlled hose or spray-rack test on the suspect joint, working bottom to top with someone watching inside.
- Scope by elevation. Linear feet of each joint type per elevation, with sealant, primer and backer rod named, so a board, property manager or GC can compare bids line for line.
- Access and logistics. Ladders and scissor lifts on low-rise work; boom lifts or swing stages on towers, with roof anchors confirmed as certified before anyone rigs. Overhead and pedestrian protection wherever people walk below.
- Insurance and paperwork. A certificate of insurance naming the association, management company or GC before we mobilize, product data sheets up front, and a closeout with photos by elevation.
Commercial buildings: condos, offices, retail, warehouses and schools
On commercial property the sealant is part of the building envelope, and it fails in predictable places: window perimeters on condo and office towers, vertical joints between precast and tilt-wall panels on warehouses, storefront frames on retail strips, coping and parapet joints, and the expansion joints in garages, plazas and balconies. When boards and property managers compare waterproofing companies, the bids that hold up list linear feet of each joint, coating square footage and opening counts by elevation, so waterproofing contractors can be measured against each other line for line.
Broward and Miami-Dade building recertification, and the state milestone inspections for condominium buildings, often list sealant items among the findings: failed sealant at window perimeters, open panel joints, cracked stucco at openings and deteriorated balcony or garage joints. We are a licensed contractor, not an engineer. We price and perform the sealant scope the engineer's report calls for, and the engineer of record verifies the repairs. Permit questions on recertification work are covered on our permits and compliance page.
Homes: windows, doors, stucco, pool decks and baths
Window and door perimeters. The most common residential leak. We cut out the old bead, check the stucco return behind it, set rod where the gap allows and reseal. New units go in through our impact windows and doors service, and every install gets its perimeter sealed and inspected.
Stucco transitions and cracks. Where stucco meets a window frame, a door jamb, a soffit or a different wall material, cracks open up. Hairline and moving cracks are routed and filled with elastomeric sealant; hollow or spalled stucco goes to stucco repair.
Pool decks and patios. Deck joints and the joint between coping and deck take sun, chlorine and foot traffic. We reseal them with self-leveling sealant; damaged coping is handled through pool coping and cracked or heaved slabs through concrete restoration.
Tubs, showers and kitchens. Full removal of old caulk, mildew treatment and 100% silicone at every change of plane.
Related waterproofing and sealant services
- Commercial building caulking: condo and HOA towers, offices, retail and warehouses, phased by elevation from lifts or swing stages.
- Expansion joint sealing: parking garages, plazas, walkways, balconies, pool decks and warehouse floors.
- Window and door perimeter caulking: homes and buildings, after impact installs, with water testing for leaks.
- Storefront and curtain wall sealing: perimeter and mullion joints on retail and office glazing, after hours when needed.
- Bathroom and kitchen re-caulking: tubs, showers, backsplashes and countertops in 100% silicone.
- Exterior wall waterproofing coatings: crack routing, perimeter sealant and elastomeric systems on stucco and block walls.
What a waterproofing and sealants estimate includes
- Linear feet of each joint type by elevation, or a count of windows, doors and fixtures
- Removal method for the old sealant and how the joint faces get cleaned
- Sealant family and grade, primer and backer rod size for each joint type
- Wall coating product, square footage and target thickness, where coatings are in scope
- Results of sample cuts, pull tests and water tests, where done
- Access method: ladder, scissor lift, boom lift or swing stage, plus mobilization
- Protection of glass, finishes, landscaping and pedestrians
- Schedule by elevation or drop, with work hours and resident or tenant notices
- Certificate of insurance and closeout documents
- Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Waterproofing and sealants by county
Broward County Waterproofing and sealants in Broward County: from beachfront condo towers in Fort Lauderdale to warehouses, offices and HOA communities inland.
Palm Beach County Waterproofing and sealants in Palm Beach County: office buildings and condominiums in Boca Raton, plus homes, clubhouses and retail centers through the rest of the county.
Miami-Dade County Waterproofing and sealants in Miami-Dade County: high-rise glass and storefronts in Miami, along with commercial and residential work countywide.
Related services: Impact windows and doors · Stucco repair · Concrete restoration · Pool coping · Painting · Permits and compliance
Waterproofing & Sealants — FAQ
How much does caulking cost per linear foot? Commercial sealant replacement with ground or lift access runs $9–$18 per linear foot. High-rise work from a swing stage or boom lift runs $14–$28 per linear foot plus $3,500–$9,500 mobilization, and expansion joints run $14–$30 per linear foot depending on width and traffic.
How often should exterior sealant be replaced in Florida? Typically every 10 to 20 years, depending on the product and how much sun, salt and movement the joint sees. Inspect every few years and after any major storm; once a joint shows edge pull-away or splitting, it should be cut out and replaced, not caulked over.
Should I use silicone or polyurethane? Silicone for glass, metal and anything that will not be painted, because it handles UV and movement best. Polyurethane or hybrid where the joint will be painted or takes traffic, such as concrete joints and painted stucco transitions.
Is there a caulking or waterproofing company near me that takes small jobs? Yes. We work throughout Broward, Palm Beach and Miami-Dade, and small jobs such as a few windows or a single shower are billed at our $650 minimum service call.
Can you handle the sealant items in our recertification report? Yes. We price the sealant, joint and window perimeter items from the engineer's report by elevation and perform them under the association's schedule. We are not engineers; the engineer of record inspects and signs off.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.