Exterior & moisture protection
Exterior painting that keeps water out and the building looking the way it should.
The exterior of a commercial building takes sun, rain and humidity every day of the year. McAllister prepares and paints masonry, block, stucco, metal panel and tilt-up exteriors, seals the joints and penetrations where water gets in, and applies coatings chosen to protect the envelope, for owners and facility managers across Alabama, Florida, Georgia, Mississippi and Tennessee.
- Masonry, block, stucco, metal and tilt-up
- Pressure washing and full surface preparation
- Joints and penetrations sealed against water
- Lift and access planning for tall elevations
What we do
Paint is the last step. Keeping water out is the point.
An exterior repaint on a commercial building is really two jobs. The first is appearance: a clean, even, well-cut coat of the right color that makes the property look maintained. The second is protection: closing the cracks, open joints, failed sealant and bare metal where water has been finding its way into the wall. McAllister treats both as part of the same scope, because a fresh coat over an open joint is money spent twice.
We work on the substrates commercial buildings in the Southeast are actually made of: brick and CMU block, stucco and plaster, tilt-up and poured concrete, and the metal panel and corrugated walls of warehouses and industrial buildings. Each one is prepared differently, takes a different primer and moves differently with heat and moisture, and the coating is selected with that in mind rather than one product for every wall.
Where the wall needs more than paint, we apply elastomeric and waterproofing coatings that bridge hairline cracks and shed water, and we seal control joints, window perimeters, pipe and conduit penetrations and the base of the wall. Tall elevations, loading dock faces and buildings that cannot shut down are planned around lifts, access and your operating schedule.
- Pressure washing and surface preparation
- Crack, joint and penetration sealing
- Elastomeric and waterproofing coatings
- Metal panel and roll-up door recoating
- Lift and access planning
Where it applies
Commercial and industrial exteriors across the Southeast.
Every building type has its own way of letting water in. These are the exteriors we see most and what each one usually needs.
- 01
Brick and block storefronts
Retail and office buildings in brick or block need washing, crack and joint repair, and a coating suited to the moisture that masonry absorbs and releases after every rain.
- 02
Metal buildings and warehouses
Panel walls, corrugated siding, trim and roll-up doors fade, chalk and rust. They are washed, treated for corrosion, primed where bare and recoated to protect the panel.
- 03
Tilt-up and precast concrete
Large flat concrete elevations show every crack and stain. Joints between panels are sealed and the wall is coated to keep water out of the concrete and the building.
- 04
Stucco and plaster elevations
Hairline cracking is normal in stucco and is exactly what an elastomeric coating is made for. We repair larger cracks, then coat the wall so it sheds water as one surface.
- 05
Loading docks and service elevations
The back of the building takes the most abuse and the least attention. Dock faces, bollards, bumpers and canopy steel are prepared and coated so they hold up to daily traffic.
- 06
Schools and campus buildings
Multiple buildings, long runs of block and a calendar that dictates when the work can happen. We plan exterior repaints around the academic year and sequence building by building.
Why it matters
What an exterior done properly saves an owner.
Water intrusion is the most expensive problem a commercial building can develop quietly. Exterior painting done as moisture protection is the cheapest way to stay ahead of it.
Water stays outside the wall
Sealed joints, repaired cracks and a sound coating stop the slow intrusion that leads to efflorescence, mold, rusted lintels and interior finishes that have to be redone.
A coating that fits the substrate
Masonry, stucco, concrete and metal each need their own preparation and primer. Choosing the system for the wall rather than the other way around is what makes the coating last.
Preparation you can see before paint goes on
Pressure washing, scraping, rust treatment and crack repair are the work that decides how long an exterior coating holds. We do it in full and you are welcome to walk it before we start coating.
A maintenance cycle instead of an emergency
A repaint on a planned interval, with the joints and sealant checked each time, keeps the envelope sound and lets you budget for it instead of reacting to a leak.
Access handled, operations kept running
Lifts, ladders and ground protection are planned before the work starts, with docks, entrances and parking sequenced so the business inside keeps operating.
A building that looks like someone owns it
Tenants, customers and inspectors read a faded, stained exterior the same way. A clean, even coat tells them the property is maintained, which is the first thing a prospective tenant notices.
Our process
Four stages, from the site walk to the last elevation.
McAllister runs every exterior through the same four stages. On an exterior, preparation carries most of the weight.
Planning
We walk the building with you, note every substrate, crack, open joint, rust point and stain, and identify where water is getting in. From that we recommend the coating system, the sealant scope and the access plan, and we agree on a sequence that works around deliveries, customers and operating hours.
Preparation
Pressure washing removes dirt, chalk, mildew and loose coating. Cracks are routed and filled, failed sealant is cut out and replaced at joints and penetrations, bare metal is treated and primed, and masonry is allowed to dry before anything goes on. Windows, signage, landscaping and paving are protected.
Application
Primer and finish coats go on by spray, roller or brush as the substrate and conditions call for, in the number of coats the system specifies. Elastomeric and waterproofing coatings are applied at the coverage they need to bridge cracks. Work is sequenced elevation by elevation with weather in mind.
Quality control
Each elevation is inspected for coverage, holidays, sealant continuity and clean lines at trim, glazing and grade before the lift moves on. We walk the finished building with you, correct anything on the list, and leave you with the coating and color information for the next maintenance cycle.
Related projects
Exterior Surfaces & Moisture Protection in the field.
Project types McAllister has delivered that include this scope. Select one to see what was involved.
Sonny Montgomery VA Medical Center exterior elastomeric coatings
Exterior elastomeric coatings at the G.V. (Sonny) Montgomery VA Medical Center, completed for Advantage Contracting, LLC, with lifts staged around the hospital's entrances.
Nashville VA Medical Center exterior coatings
Exterior coating work at the Tennessee Valley Healthcare System's Nashville campus, completed in collaboration with Advantage Contracting and Meridian Contractors, with crews working from swing stages and lifts around an operating hospital.
Carpet Land and Brackin Appliance exterior metal coating
A protective coating applied to the exterior metal roof and fascia of the Carpet Land and Brackin Appliance building.
Questions
Exterior Surfaces & Moisture Protection questions.
Still have a question? The office is open Monday to Friday, 7 AM to 5 PM.
What is the difference between exterior painting and moisture protection?
Exterior painting is the finish coat you see. Moisture protection is everything that stops water getting behind it: sealing joints and penetrations, repairing cracks, treating rust and choosing a coating that can bridge movement and shed water. On a commercial building they are done together, because paint over an open joint or a wet wall does not last.
What is an elastomeric coating and when do you recommend one?
An elastomeric coating is a thick, flexible exterior coating that stretches with the wall and bridges hairline cracks, which makes it well suited to stucco, block and concrete that have cracked or will keep moving. We recommend it when the wall shows that kind of cracking or has a history of water intrusion. On sound masonry or metal, a standard exterior coating is often the better choice.
Do you pressure wash before painting?
Yes, on every exterior. Washing removes the dirt, chalk, mildew and loose paint that would otherwise sit between the wall and the new coating and cause it to fail early. The pressure and method are matched to the substrate, since brick, stucco and metal panel each tolerate different treatment, and the wall is given time to dry before primer goes on.
How often should a commercial exterior be repainted?
It depends on the substrate, the exposure and the coating that was used last time, so we do not give a single number. South and west elevations in full sun fade and chalk faster than shaded ones, coated metal and masonry age differently, and sealant usually needs attention before the paint does. We will look at the building and tell you what we see.
Can you paint the exterior while the building stays open?
Yes. Most commercial exterior work happens with the building occupied. We sequence elevations so entrances, docks and parking are affected one area at a time, keep lifts and ground protection clear of traffic routes, and schedule spraying for the hours and conditions that keep overspray away from vehicles and people. You will know which elevation is being worked each day.
How do you handle tall elevations and hard-to-reach areas?
Access is part of planning, not an afterthought. Depending on the height, the ground conditions and what is around the building, we use aerial lifts, ladders or other access equipment, and we lay out where it sits and how it moves before the work starts. Roof-mounted equipment, canopies and signage are worked around and protected as part of the same plan.
Related services
Often scoped alongside exterior surfaces & moisture protection.
Commercial Coatings
Protective coating systems for structural steel, metal panels, masonry, concrete, tanks and overhead structure, selected for the exposure and applied over proper preparation.
Commercial & Industrial Painting
Interior and exterior painting for warehouses, plants, schools, retail and offices, scheduled around your operation and delivered to the specification, as a subcontractor or direct.
- Featured service
Floor Coatings
Durable, cleanable floor coatings for warehouses, plants, schools and commercial spaces, with a limited lifetime warranty behind every floor.
Is your exterior due?
Send a few photos of the building and the problem areas, or ask for a site walk. We will tell you what the exterior needs, what can wait, and what it will take to do it right.