Wet Glazing and Perimeter Sealing for Windows, Storefronts and Glass

In wet glazing, glass, panels or inserts are set in a frame and sealed with a sealant, often silicone, instead of a gasket. The sealant forms the weather seal and in some designs helps hold the glass. Wet glazing is common in storefronts, some window systems, skylights and decorative glass.

Different designs have different requirements. Structural glazing, where the sealant carries load, is an engineered system, and the product and design are specified by the engineer or manufacturer.

The joint between a window or storefront frame and the surrounding wall is a major source of leaks. It sees movement, sun and rain, and it often has a sealant that has aged. Resealing the perimeter with a compatible sealant, after proper preparation, restores the weather barrier.

We look at the joint, the backing and the surrounding materials, and we choose a product that bonds to both sides.

Stains on interior walls and sills, water marks near frames, fogging or condensation between panes in some units, cracked or hardened sealant, gaps or pulled edges and drafts around frames all point to failed seals. Water that enters at a joint can travel a long way before it shows.

We inspect inside and outside, and we sometimes use a water test to confirm the source.

Failed sealant is removed completely, and the joint is cleaned and prepared for the new product. Glass and metal surfaces are cleaned with appropriate solvents. Primer is used when a product requires it. Backer rod sets the depth where the joint is deep enough.

As with any silicone work, residue left from old sealant stops the new product from bonding, so preparation is where quality shows.

Neutral cure silicones are common for glass and metal because they bond well, resist sunlight and do not corrode metal. Some products are made specifically for glazing, and some for weatherproofing. The right choice depends on the materials, the movement and the design.

We confirm compatibility with the frame finish, any coated glass and surrounding materials, and we follow manufacturer instructions.

Windows and storefronts can be high or awkward to reach. Access may require ladders, lifts or scaffolding, and work near walkways needs barriers and signs. We plan access, protect people below and tell you what to expect, including noise, lifts and closed areas.

For high or complex work, we describe our plan and coordinate with your building management.

Storefronts and offices are in use. We plan work for quiet hours where possible, protect interior finishes and keep entrances open. We tell you in advance about odors, noise and cure times, and we agree on a schedule in writing.

Where the sealant helps hold glass in place, such as in structural glazing, the design and the product are specified by an engineer or manufacturer, and the work follows strict procedures. We do not substitute products or change designs. If your system is structural, send the specifications, and we will tell you plainly whether the work fits what we do.

Ask what product is proposed and why it suits the glass and frame. Ask how old sealant will be removed and the joint prepared. Ask how access and safety are handled. Ask how leaks will be confirmed after the work. Ask what the warranty terms are, and in writing. A contractor who answers plainly is giving you what you need to compare.

Inspect glazing and perimeters each year. Look for cracked, hard or pulled sealant and for stains near frames. Small repairs are inexpensive compared with water damage inside. Your written estimate explains the terms that apply to the products used.

Double pane units can fog when their internal seals fail, trapping moisture between the panes. That is a unit failure rather than a perimeter sealing problem, and resealing the frame will not fix it. A glazing contractor can replace the unit.

We tell you whether what you see is a perimeter leak, a failed unit or something else, and we refer you when the fix is not ours.

Skylights and sloped glass are harder to seal than vertical glass, because water sits on the surface and sun is intense. Flashings, curbs and sealants must work together, and old sealant often fails first at corners and at the junction with the roof. Roof access adds safety requirements.

If you have a leaking skylight, tell us about the roof type and any roofing warranty, so we coordinate before we seal.

Retail and office properties with many storefronts benefit from a yearly inspection. Walk each frontage, note cracked or pulled sealant and plan repairs by priority. Small repairs cost little, and a record of dates and products helps with insurance and with tenants.

We can inspect a property, list findings and quote repairs by location, so a manager can plan across a budget year.

Our caulking cost guide explains what moves the price. Send photos and rough dimensions through the free estimate form and we respond within 24 hours. Site walks are available the next day or later, depending on availability, and you receive a written scope after the visit.

Photograph each frame before work begins, note the location and the condition, and keep a record of the product, the date and the area sealed. For larger buildings, a floor by floor list helps. Photos and notes help with warranty claims, with insurance and with later maintenance. We provide a written scope that lists the work by location, and we are glad to give photos of each stage if you ask. If you manage several buildings, ask us for a simple checklist that you can use on every property, so inspections and records look the same from site to site and reports are easy to compare.