Waterproofing in Chicago — stopping water where it enters.

Interior coatings are the most common wasted spend in this trade. They hold water inside the wall instead of keeping it out, and on a masonry foundation that accelerates spalling and efflorescence. The durable fix is on the outside: correct the grade, install drain tile at the footing, repair the wall, and give the water somewhere to go.

Because in a Chicago wall the brick is not the waterproofing. Water passes through the face by design, runs down the back and is supposed to leave through through-wall flashing and weep holes. When that flashing is missing, torn or was never lapped correctly, water has nowhere to go and shows up inside — with the brick face looking perfect.

Not on its own, and applied at the wrong moment it makes things worse. A breathable masonry sealer slows wind-driven rain on a sound wall. On a wall with open joints, failed flashing or a rusting lintel it hides the entry point and can trap moisture in the masonry. We treat sealer as the last line item, after the path is closed.

Perforated pipe set in washed stone at the footing that collects groundwater and carries it away from the building. You need it when water is arriving below grade — damp foundation walls, efflorescence at the base, water after heavy rain rather than during wind-driven rain. On a South Loop project we installed exterior drain tile along the foundation to protect the masonry above it.

That is the visit. We look at the stain inside, then read the wall above and outside it — joints, lintel, flashing line, coping, downspout and grade — and name the entry point in the written scope. If more than one path is open we list them in the order they matter.

Only if the water is coming in below grade, and we will say so before you agree to anything. Above-grade work — flashing, joints, copings — needs staging, not excavation. Where excavation is required we scope the reinstatement of walks, patios and planting as its own line so there is no surprise at the end.