Service
Window, storefront and curtain wall perimeter sealing
Where glass and aluminum meet concrete, brick or EIFS, sealant is the only thing keeping water out. On office buildings from the 1980s and 1990s that sealant is often on its third decade.
From Buckley Joint Sealants, a commercial caulking contractor in Aurora, quoted against published pricing.
Frame to wall joints, mullion seals and wet seals
Three different seals live around a commercial window. The perimeter seal runs between the aluminum frame and the wall it sits in. Mullion and stack joints are the seams between frame members on a storefront or a curtain wall. Wet seals are the sealant beads between glass and frame that replace failed gaskets on older curtain walls. Each fails differently and each is priced differently, which is why a quote that just says window caulking without footage and seal type is a quote you cannot compare.
Perimeter seals fail at the corners first and at the sill, where water sits. Mullion joints on the Denver Tech Center towers built in the 1980s show up as tenant complaints of drafts and staining on the interior ceiling tile below the window head. Wet seals show up as fogging and water in the glazing pocket.
Reaching the upper floors
Ground floor storefront and the first two floors of most buildings are lift work. Above that, perimeter and mullion resealing is swing stage or rope access work, priced per drop and per foot. We quote each access method separately so a property manager can see exactly why the tenth floor costs more than the second, and we sequence drops so no tenant loses a window for more than a day.
Matching sealant to the frame
Aluminum frames with a factory finish, anodized frames, brick, precast and EIFS all want different primers and sometimes different sealant chemistries. Silicone bonds to glass and aluminum and stays flexible in cold, so it is our default for wet seals and mullion joints. Perimeter joints to masonry or concrete are often better served by a urethane that can be painted. We test adhesion on the actual frame before quoting a whole building so the sealant on the quote is the sealant that holds.
How a window reseal runs
- 1
Survey by elevation: count openings, classify perimeter, mullion and wet seal scopes, note frame finish and wall material.
- 2
Adhesion tests on the frame and wall substrates, then a quote by seal type, per foot and per opening, with access priced by method.
- 3
Interior check on reported leaks, so the repair addresses where water actually enters and not just where it shows.
- 4
Cut out failed seals, clean frame and wall faces, replace backer rod, prime.
- 5
Install sealant and tool for full contact with both faces, water test a sample of openings.
- 6
Closeout photos per elevation, product documentation and warranty.
Pricing for this work
| Job type | Typical range | What moves the price |
|---|---|---|
| Window and storefront perimeter seals, ground or lift reach | $6 to $14 per LF | Frame finish, wall material, corner and sill condition |
| Curtain wall mullion and stack joints | $8 to $16 per LF | Joint width, silicone grade, access method |
| Wet seal glass to frame (gasket replacement by sealant) | $9 to $18 per LF | Glazing pocket condition, structural silicone requirement |
| Swing stage or rope access surcharge, mid-rise and up | Priced per drop | Building height, roof anchors, drop count |
Full table and worked examples on the cost guide.
Questions about window and curtain wall seals
Water shows up at a window on the fourth floor after storms. Is that the window?
Often it is a joint above it. Water enters at a failed perimeter or mullion joint higher on the elevation, runs inside the wall, and shows at the first horizontal it meets. We trace the entry point before quoting so you are not resealing the wrong window.
How much does it cost to reseal the windows on a three story office building?
A typical 30,000 square foot suburban office with 80 to 120 openings usually runs $15,000 to $40,000 for full perimeter resealing, most of it lift reach. Curtain wall mullion work on a taller tower is quoted per drop and lands higher.
Can you work while tenants are in the building?
Yes, and nearly all of our window work is on occupied buildings. Exterior work does not require tenant access. We notify tenants of the schedule by elevation and keep noise to daytime hours the property manager approves.
What warranty do you give on window sealant?
A two year written workmanship warranty from us and the manufacturer’s material warranty, which on quality silicone is typically 10 to 20 years. Both are in the closeout package.
Related work: EIFS and stucco caulking · Joint sealant replacement · Tilt-up and precast panel caulking. Where we do it: Denver, Centennial, Greenwood Village, Englewood and all service areas.
Get this priced for your building
Free survey, written quote in linear feet, no obligation.