Garage Floor Seal

[John Doherty]

Was talking to someone about this today, I've never done it and have a few questions.

On a new home would a hot water wash be sufficient, or do you need an acid wash, or do you ever, or always, need an acid wash for prep regardless of age?

What products do you like or recommend?

Finally price, $1.10 a sqft? Not sure where this came from but it sounds way too high.

Any thoughts or advice appreciated,

Regards,

JD

[Paul B.]

Acid etching is required when using film type or epoxy sealers on very smooth finished concrete (like garage floors). Using a penetrating type sealer such as V-seal does not require acid etching.

Hot water should be enough with low pressure (1200 psi) if the concrete is less than 30 days old. After 30 days, higher pressures can be used but use care to make sure the concrete is not being damaged in the process.

$1.10 per sq ft would be high for cleaning and film type sealers (other than epoxy coatings in which case it may bee rather low depending on what brand you use and how many coats you apply.

My pricing ranges between $0.29 to $0.39 per square foot for cleaning and
sealing residential (and $0.085 to $0.12 per sq ft for normal cleaning depending on size). Pricing varies based on film or penetrating type and brand of sealer being applied, how porous the concrete is (as this determines the amount of sealer you will use) and if it's a 1 coat or 2 coat application (wet-on-wet or allowing for drying time between coats).

The most contractor economical penetrating concrete sealer (in my opinion) is V-seal since it can be applied to damp concrete (saving a second trip) and since it is a 1 coat application.

With most other penetrating and film type sealers you have to wait at least 24 hours for the concrete to be thoroughly dry, otherwise the sealer will fail prematurely. (You can test concrete or brick to see if it's dry by taping a 12" x 12" piece of clear plastic on the surface and if after 20 minutes you have condensation then the concrete is not dry enough - this test is only effective on warm days and works best in the sun).

Also, most penetrating 2 coat sealers can be applied wet-on-wet whereas fil type sealers require drying time between coats. (Read directions on product for manufacturer's directions.)