Prevent Future Concrete Problems With Professional Caulking

The Root Cause Most Homeowners Miss

When homeowners in Colorado Springs notice their driveway sinking, their sidewalk panels becoming uneven, or their patio tilting, they naturally focus on the visible problem — the sunken concrete. But the real question they should be asking is: why did it sink in the first place?

In the vast majority of cases, the answer is water. Water that enters through open control joints and cracks in the concrete surface seeps into the soil beneath the slab. Over time, this water washes away the supporting soil through a process called erosion or piping. As the soil disappears, voids form beneath the concrete. The heavy slab eventually settles into those voids, creating the uneven, sunken surfaces that homeowners see.

This is where concrete caulking comes in. By sealing the joints and cracks that allow water to reach the soil beneath your concrete, caulking addresses the root cause of settlement — not just the symptom. It is the most cost-effective preventive maintenance you can perform on your concrete surfaces, and it is especially important in Colorado Springs, where our combination of clay soils, heavy seasonal moisture, and extreme freeze-thaw cycles creates ideal conditions for water-driven settlement.

Understanding Control Joints and Why They Matter

Every concrete driveway, sidewalk, and patio has control joints — those deliberate lines cut or formed into the surface, usually in a grid pattern. Control joints serve an important structural purpose: they create predetermined weak points where the concrete can crack in a controlled manner as it shrinks during curing and as it expands and contracts with temperature changes.

The problem is that these joints are essentially open channels from the surface of your concrete directly to the soil beneath it. Even well-constructed control joints allow water to pass through unless they are sealed. In Colorado Springs, where thunderstorms can deliver intense rainfall and snowmelt is a regular occurrence, a surprising amount of water can enter through these joints over the course of a year.

Random cracks — the unplanned cracks that develop from settling, tree roots, or heavy loads — are even more problematic. They are often wider and deeper than control joints, providing an even larger pathway for water infiltration. And because they are unplanned, they may run in directions that funnel water toward the most vulnerable areas beneath the slab.

How Professional Concrete Caulking Works

Professional concrete caulking is significantly more involved than squeezing a tube of silicone caulk from the hardware store into a crack. The difference in preparation, materials, and technique is the reason professional caulking lasts 7 to 10 years while DIY caulk typically fails within 1 to 2 years.

Joint Preparation

Proper preparation is the foundation of a lasting caulk job. We begin by removing any old, failed caulking material from the joints using specialized tools. Weeds, dirt, sand, ant nests, and loose debris are all cleaned out completely. We use wire brushes and compressed air to ensure the joint walls are clean and free of any material that could prevent the new caulking from bonding properly.

This cleaning process often reveals the extent of the water infiltration problem. It is not uncommon to find that the soil directly beneath a joint has been washed away, leaving a visible channel. This is exactly the kind of erosion that eventually leads to concrete settlement.

Backer Rod and Caulking Application

For joints wider than about 3/8 inch, we install a closed-cell foam backer rod at the bottom of the joint before applying caulking. The backer rod serves two important purposes: it controls the depth of the caulking material, and it creates the proper joint geometry for the caulk to flex without tearing.

The ideal caulking profile is wider than it is deep — typically a 2:1 ratio of width to depth. This geometry allows the caulking material to stretch and compress as the concrete expands and contracts with temperature changes. Without proper backer rod installation and joint geometry, even the best caulking material will eventually crack and fail.

We apply commercial-grade polyurethane caulking using professional dispensing equipment that ensures consistent bead size and complete joint filling. The material is then tooled smooth to create a clean, professional appearance and to ensure full contact with the joint walls on both sides.

Why Polyurethane, Not Silicone

We exclusively use polyurethane-based caulking for concrete applications. While silicone caulk is common in hardware stores, it is not suitable for concrete joints in Colorado’s climate for several reasons. Silicone does not adhere well to concrete surfaces, especially aged concrete. It cannot handle the degree of movement that concrete joints experience through our extreme temperature swings — from below zero in winter to over 90 degrees in summer. And silicone breaks down under UV exposure, which is intense at Colorado Springs’ 6,000-foot elevation.

Commercial polyurethane caulking is formulated specifically for concrete applications. It bonds aggressively to concrete, remains flexible through a wide temperature range, and resists UV degradation. It is more expensive than consumer silicone, but the performance difference is dramatic — lasting 5 to 7 times longer in real-world conditions.

Caulking as Insurance for Your Leveling Work

If you have invested in concrete leveling — or are considering it — caulking your joints is the best way to protect that investment. Leveling restores your concrete to its proper grade, but it does not address the water infiltration that caused the settlement in the first place. Without caulking the joints, the same process of water seeping through, eroding soil, and creating voids will begin again.

We recommend caulking all control joints and cracks at the same time as leveling work. When performed together, the combination is more efficient and cost-effective than scheduling two separate service visits. Most customers who have their concrete leveled opt for caulking as well once they understand how the two services work together.

When to Schedule Concrete Caulking

The ideal time for concrete caulking in Colorado Springs is spring through early fall, when temperatures are consistently above 40 degrees Fahrenheit. While the caulking material can be applied in cooler weather, warmer conditions allow for better adhesion and curing.

If your concrete joints are currently open — whether on a new or old surface — we recommend scheduling caulking before the winter freeze-thaw season begins. Sealing those joints before winter prevents the most damaging cycle of water infiltration and freeze expansion that Colorado’s climate delivers.

Get Your Free Caulking Assessment

Contact Colorado Springs Leveling today for a free assessment of your concrete joints and cracks. We will inspect your driveway, sidewalks, patio, and any other concrete surfaces, identify all areas where water infiltration is occurring, and provide a clear estimate for professional caulking. Whether you are protecting a recent leveling investment or taking proactive steps to prevent future settlement, caulking is the smart, affordable choice for Colorado Springs homeowners.