Waterproofing Two 18-Story Towers Against Salt, Wind, and Moisture

The property

Cote D'Azur is a gated oceanfront condominium of two 18-story towers totaling 205 units, with resort-style amenities including tennis courts, a fitness center and a pool. Built in 1974, it sits on the southern end of Singer Island. A building of that age on that site has spent five decades absorbing exactly the conditions that break masonry down.

What we did

We waterproofed the east and west elevations of both towers with Sherwin-Williams Loxon, a coating that resists mildew and efflorescence and is specifically formulated for harsh climates, the ones where salt, moisture, and wind combine to attack masonry structures.

Our waterproofing process runs in a fixed order, and the order is the point:

1. Pressure wash every surface to remove contaminants and mildew. A coating applied over mildew fails from underneath.
2. Seal damaged or missing joints. Open joints are where water actually enters; a coating cannot bridge them.
3. Apply the waterproofing coating to a surface that is finally ready for it.

For Cote D'Azur the scope also included extensive replacement of damaged stucco across both buildings. Old stucco is prone to cracking and chipping, and replacement, not patching over, is what creates a genuinely seamless watertight barrier.

Why it matters

The instinct on a 50-year-old oceanfront tower is to treat the discoloration, because that is what the board can see. The durable fix is to restore the substrate and close the joints first, then coat. That sequence is why this work holds up in a climate that punishes shortcuts.