For property managers, asset managers and HOA boards
Exterior caulking as a portfolio program, not an emergency
Buckley Joint Sealants surveys every building in a portfolio, delivers one joint condition report per building, and phases reseals to the reserve budget, all against published per foot pricing.
The problem with how sealant usually gets bought
On most managed properties, exterior sealant is invisible until a tenant reports water, and then it is bought in a hurry as a spot repair by whoever can get a lift there this week. The rest of the building fails on the same schedule over the next two years, one call at a time, each with its own mobilization charge. The reserve study carries a caulking line copied from a national template that has nothing to do with the footage on the actual walls.
The alternative is to treat sealant like the roof: know what is on the building, know how old it is, and put a real number and a real year in the plan. That is what a portfolio joint survey does.
What a portfolio engagement looks like
- 1
Site list and drawings if you have them. We schedule the surveys back to back.
- 2
Every building surveyed: footage by joint type and elevation, failure photos, substrate, access, garage joints included.
- 3
One joint condition report per building with a priority ranking, plus a portfolio summary and a total.
- 4
Quotes in linear feet against the published table, with access priced separately so the numbers compare across buildings.
- 5
Phasing plan that matches reserve funding: worst exposures and leaks first, pricing held for later phases in the contract.
- 6
Closeout per building: photo log, product data, warranties, and an updated joint map for the next manager.
Buildings we see most in managed portfolios
Garden style and mid-rise apartment communities with hundreds of window openings, brick or stucco control joints and a parking deck. Suburban office in the Denver Tech Center, Inverness and Union Boulevard with 1980s and 1990s precast and curtain wall skins. Strip retail on EIFS along Arapahoe Road, Parker Road and Havana Street. Tilt-up flex and distribution in the I-70 and E-470 corridors. Each has its own service page, and each gets the same report format so a mixed portfolio reads as one document.
General contractors and new construction
We also bid sealant scopes for general contractors on new tilt-up, precast and EIFS buildings across the east metro, with submittals, data sheets and the same per foot pricing. A sealant scope done right at construction is the reason the first reseal is a year 15 conversation instead of a year 6 leak.
Questions portfolio owners ask
How do you survey a portfolio of ten buildings without ten mobilizations?
We schedule the surveys back to back over a few days, which is one mobilization for us and a lower per foot quote for you. Each building still gets its own condition report and its own line item quote, so you can act on some and defer others.
What goes in the joint condition report?
Footage by joint type and elevation, photos of every failure class found, substrate and access notes, the sealant we recommend and why, and a priority ranking of elevations. It is formatted so a reserve study consultant can carry a real reseal cycle instead of a placeholder.
Can the reseal be phased to match reserve funding?
Yes. We rank the elevations by leak history and exposure, usually south and west first and the garage first, and hold per foot pricing for later phases scheduled inside the same contract. Most large communities phase over two or three seasons.
Do you handle tenant and resident communication?
We provide the schedule by elevation and by date in a format you can forward, and we brief your on site staff. Notices to tenants and residents go out under your name; we stick to the schedule they were given.
What about an annual inspection instead of waiting for leaks?
An annual exterior joint inspection with a short written update per building catches adhesion failures a year or two before they leak, when the fix is a spot repair rather than an elevation. Pricing is set per building count and credited against any reseal work booked the same year.
Start with one building or the whole list
Give us one address to start. We will ask about the rest on the call.