Best Basement Floor Sealers
There are a few different options when it comes to sealing your basement floor and which option is best for you is entirely dependent on your situation. Please use this article to learn about how to seal your basement floor.
The most common type of basement floor sealer is a sodium silicate based sealer. Silicate sealers penetrate into the concrete and chemically react to form a crystalline barrier within the pores. Silicate sealers are great at reducing water and active water seepage but the problem with silicates is that the amount of moisture they are capable or reducing can’t be predicted or controlled. Silicate sealers work very well, and are very effective, but you may need 1 coat, or you may need 5. The size of the CSH structure will depend on several factors, including:
- How you apply the silicate (roller vs sprayer)
- How much silicate you apply
- How porous the concrete is
- How much free lime and calcium is available in the concrete
It is important to remember that silicates can reduce active water seepage and moisture coming in through the pores. If you have water coming up through a crack, you need a concrete repair product. Silicates are breathable and are not designed to stop 100% of water and moisture. A typical reduction will fall between 5-40% with each coat.
Best Silicate Basement Sealer
- Armor S2000: Concentrated sodium silicate based sealer. You dilute with water before applying.
A second type of basement sealer is a silane-siloxane water repellent. Sodium silicates form a crystalline structure within the pores and silane-siloxanes form a hydrophobic barrier. High solids solution, like the SX5000, have been proven to reduce moisture significantly with only two coats. For severe moisture cases, a silicate will often be applied first, followed by the application of a high solids silane-siloxane a week or so later.
Best Basement Floor Coatings
If you have high moisture, which would be considered anything around 10 LBS or higher and you need to bring moisture down to at or below 3 LBS in order to install flooring (or just to rid your basement of moisture), you will need a coating. Coatings are very effective in stopping moisture when the right coating is chosen and when the coating is properly applied. Acid etching alone won’t work. Any effective coating will require you to rent a floor machine and prep the floor to a 40-80 grit before applying a coating.
There are not many coatings on the market that can withstand moisture. Paint companies like Drylok will market their products as moisture barriers but more often than not you will hear horror stories of paint peeling off in areas, and in full sheets. Paint bonds to the surface, it is incapable of holding back large amounts of moisture. While paints like Drylok are idea in certain situations, if your moisture is higher than their recommended specs, you will spend hours with a sand blaster removing paint. If you choose to use a paint for waterproofing, make sure you fall exactly in their guidelines.
An alternative would be a high solids epoxy system (100% solids), or an epoxy designed for moisture mitigation. Foundation Armor manufactures two types of epoxy coatings, the first type of epoxy (Armor Epoxy) is designed to bring moisture down from around 10 LBS to below 3 LBS or less and the second type of epoxy (Armor Epoxy MM) is designed to bring moisture down from 24 LBS to around 3 LBS or less.
Best Basement Floor Crack Repair Products
If you have cracks in your basement floor, or water coming in through the seam where the floor meets the wall, you need to use a concrete repair product. In some cases, a product like the JFX35 is perfect and in other cases, a product like SikaFlex may be more cost effective. In severe cases, a hydrophobic polyurethane injection kit will be required, especially if you have active water leakage. Buy Concrete Repair Products.