For a condo board, exterior caulking isn't "light maintenance" — it's a strategic risk-management item. A failing joint on a 5th-floor façade can cause an infiltration hitting 3 units, trigger a five-figure insurance claim, and divide co-owners for two years. This guide is for directors who need to decide: when to act, how to plan, and how to properly frame an RFP. As a companion, our residential vs commercial article covers operational specifics.
Caulking as a risk-management issue
Three reasons this line item is far bigger than its nominal cost:
- Prevention vs catastrophic-repair ratio. Redoing every window joint in a building typically costs 10 to 50 times less than a single major infiltration (rotten frame, insulation replacement, drywall repair, damage to co-owners' belongings).
- Insurance coverage continuity. Some insurers require documented envelope maintenance. A claim on a joint with no maintenance record can be denied.
- Resale value and perception. A building with blackened, cracked joints loses appeal on buyer visits — and gives the syndicate an image of neglected upkeep.
Recommended maintenance cycle
A quality sealant, properly installed, has a 10-to-20-year lifespan depending on product and exposure (see our article on caulking lifespan). A multi-story building is rarely in ideal conditions: south exposure, freeze-thaw, temperature swings, structural movement. Concretely, for a board, plan this cycle:
- Year 0-1 (commissioning or post-recaulk): full documentation — products used, zones treated, date, warranty.
- Every 3-5 years: visual inspection of most-exposed façades (south, west). Can be done by the manager or an inspection firm.
- Every 10-15 years: full exterior recaulk. Plan the RFP into the reserve fund by year 7-8 to avoid being caught short.
- Anytime: spot intervention as soon as an infiltration or clearly-failed joint is reported — see the 5 signs that should alert you.
Planning work at building scale
1. Framing and budget
Get 2-3 detailed quotes from RBQ-licensed contractors. Compare on the same basis: products (silicone vs polyurethane), access method (boom lift, swing stage), covered zones, warranty.
2. Resolution and communication
Adopt the resolution at general or board meeting depending on contract size. Notify residents 2-3 weeks in advance: dates, per-day façades, instructions (close windows, clear balconies, contain pets).
3. Execution and supervision
Assign a point person (manager or director) for daily follow-up. Verify balcony protection and crew access. Plan mid-project and end-of-project inspection points.
4. Post-work documentation
Require a final report: zone plan, products used, date, weather conditions, before/after photos, warranty certificate. This becomes a building-file document — useful for resale, future work, and any insurance claim.
Common board mistakes
- Picking the lowest bidder without checking the method. Sealant applied over an unremoved old joint lasts 2-3 years, not 15.
- Kicking the can year after year. An infiltration always ends up happening — and repair cost far exceeds prevention.
- Skipping documentation. Without records, the next recaulk is planned blind and insurance can push back.
- Doing only one façade. Redoing only the "visible" side leaves the others to degrade — and the next equipment mobilization costs more per unit.
Our approach for condos
We produce detailed quotes with clear zoning per façade, access method, and per-zone product proposals (silicone vs polyurethane by substrate). We systematically provide the post-work report, RBQ license copy (5869-2401-01), and a written warranty. We cover Greater Montreal — Brossard, South Shore, North Shore, island of Montreal. See also our 8 reasons to replace old caulking to share the case with your board.
All practical terms are in our FAQ. To start a file, our service page details the process.