Expert: Dan Griffin - 6/15/2009

Question
I am on the Board of a condo association in Minneapolis, MN

We have nine (9) buildings with extensive brick and masonry walls. Also, bay windows made if wood & Hardie board.

My question is -- What  the reasonably expected useful life of exterior caulk in both the (1) brick and masonry and (2) wood/Hardie board components (assuming a proper professional job of installation)

We need to set up a replacement reserve schedule and the useful life is a major factor in the calculation.

I understand that the life depends on the type of caulk, but I cannot find on how long we can expect caulk to last "in the field".

Any help would be appreciated.

Victor

Answer
Victor, there is no simple answer.  Caulk life is subject to quality of material, quality of substrate, quality of installation, and the amount of movement in the substrate and the joint.

We have joints in tilt up buildings that are 30 years old with no signs of degradation.  We have some joints in brick buildings that are over 50 years old in excelent condition.  We have many buildings with replacement windows and caulk 20 - 30 years old in fine condition.  That's the good news.

We have joints that don't make a year.  Pavement joints seem to be the worst.  Caulk at or around wood exterior surfaces are very subject ot failure.  There is a huge difference in caulk life dependent on who did the installation and their knowledge and skill level.

I would put professional structural caulk on a 20 year cycle.  Cosmetic joints should be part of the paint/repaint cycle and included in any painting contracts.  This would probably be on a 3-5 year cycle.