CURTAIN WALL
REPAIR & SERVICES
IN VAN ALSTYNE, TX.
Van Alstyne issued 377 single-family building permits through July 2024 — nearly four times the prior year's total. That growth wave is bringing new commercial construction to US-75 while older buildings in the Historic Downtown corridor face their first systematic curtain wall and facade maintenance decisions. Griffin Restoration handles both.
What Curtain Wall Repair Includes
Complete curtain wall repair and maintenance services — from wet seal replacement to full panel and infill replacement on commercial facades.
Wet Seal Replacement
The exterior silicone or polyurethane sealant at curtain wall joints is the first weather barrier — and the first to fail. Degraded wet seal allows water infiltration that damages interior finishes, insulation, and structural framing before you see visible signs inside.
We remove all deteriorated sealant, clean and prime joint substrates, install correct backer rod at proper depth, and apply commercial-grade silicone formulated for the wall system's movement characteristics. On Van Alstyne's US-75 corridor buildings, we access multi-story joints from our 56' and 72' boom trucks without scaffolding.
Gasket & Dry Glazing Repair
Many curtain wall systems use EPDM or neoprene gaskets and dry-glazing tape rather than wet-applied sealant to retain glass and panels. These components harden, shrink, and crack with age — particularly under Van Alstyne's North Texas heat and freeze-thaw cycling.
We replace gaskets in kind, matching durometer and profile to the original system spec. For systems where manufacturer gaskets are discontinued, we source compatible replacements tested to equivalent performance standards.
Leak Investigation & Diagnosis
Curtain wall leaks rarely originate where they appear inside. Water enters at a failed joint high on the wall and travels behind panels before weeping out at a drain point or through a lower opening. Chasing the visible stain leads to wasted repairs.
We perform systematic AAMA 501.2 water infiltration testing combined with visual inspection and, where warranted, thermal imaging to trace infiltration pathways. Van Alstyne's rapid construction activity and expansive clay soils create conditions — disturbed drainage and differential settlement — that produce non-obvious leak pathways in newer buildings.
Panel & Infill Replacement
Impact damage from hail, vehicle contact, or vandalism — and long-term water infiltration that corrupts the thermal break or insulation within a panel unit — eventually requires panel replacement rather than sealant repair.
We source replacement panels matched to the existing system's dimensions, finish, and glass specification. Where exact matches are unavailable, we work with building owners and managers on aesthetically compatible alternatives. Full infill replacement is staged to minimize building exposure and interior disruption.
Industries We Serve in Van Alstyne
Why Van Alstyne Buildings Need Curtain Wall Attention Now
Van Alstyne is growing faster than almost any small city in North Texas. Through July 2024, the city issued 377 single-family building permits — nearly four times the 97 permits issued in all of the prior year. Centurion American Development Group's 2,200-home Highpoint Village project and the EDC's 67-acre FM 3133 industrial park annexation signal that commercial construction pressure will continue through the decade.
That growth creates two distinct curtain wall maintenance demands: new commercial buildings on US-75 that need proper installation inspection and first-cycle sealant maintenance, and older buildings in the Historic Downtown at SH-5 and US-75 where 19th-century masonry meets retrofitted glazing systems that have never seen systematic curtain wall service.
Grayson and Collin County expansive clay soils compound the challenge. As heavy construction equipment reshapes drainage patterns across Van Alstyne, adjacent existing buildings experience differential settlement that opens curtain wall joints and fails sealant lines — often in buildings that had no prior history of leaks.
Through July 2024 — nearly 4x the prior year's total; new commercial construction follows residential growth
Centurion American's Highpoint Village — 667 acres driving commercial lease-up and facade upgrade demand
Whitesboro to Van Alstyne via US-75 — core service corridor, same-day response capability
Why Choose Griffin Restoration
Commercial exterior restoration since 2000
Licensed in TX, OK, AR, and LA
56' and 72' — self-performing capability
Full coverage for commercial projects
Curtain Wall Repair FAQ
What causes curtain wall systems to fail on commercial buildings?
Curtain wall failures in Van Alstyne's climate stem from several compounding factors. Grayson and Collin County expansive clay soils cause differential foundation movement that stresses the curtain wall frame and opens sealant joints. North Texas hail events drive water behind failed wet seals, while the freeze-thaw cycles each winter cause gaskets and dry-glazing seals to harden and crack. UV degradation from sustained summer heat exceeding 100°F accelerates silicone and polysulfide sealant breakdown. Van Alstyne's rapid commercial buildout — including new US-75 corridor buildings — means many systems are entering their first major maintenance cycle simultaneously.
How do you diagnose leaks in a curtain wall system?
Curtain wall leak investigation starts with visual inspection of all wet seals, gaskets, and dry-glazing tape for cracking, shrinkage, or disbonding. We perform water infiltration testing per AAMA 501.2 — applying controlled water to suspect joints and observing interior for infiltration points. Thermal imaging can reveal moisture pathways behind panels before visible damage occurs. For Van Alstyne buildings near the FM 3133 industrial corridor where heavy truck traffic causes ground vibration, we also inspect for frame racking that cracks sealant lines over time.
What is wet seal repair for curtain wall systems?
Wet seal is the silicone or polyurethane sealant applied to the exterior face of curtain wall joints — between glass panels, between panels and frames, and at perimeter conditions. It is the primary weather barrier in many curtain wall systems. Wet seal failure means direct water infiltration into the building envelope. Repair involves removing all degraded sealant, cleaning and priming the joint substrate, installing correct backer rod, and applying commercial-grade silicone matched to the wall system's movement characteristics. On multi-story Van Alstyne buildings, we access wet seal joints from our 56' and 72' boom trucks without scaffolding.
How often should curtain wall sealants be inspected?
We recommend annual visual inspections and a professional assessment every 3-5 years. After major weather events — Van Alstyne sits on the exposed Grayson County plain and takes the full force of North Texas hail and wind events — inspect immediately. Given the city's explosive growth (377 single-family permits through July 2024 alone), many new commercial buildings are being constructed in conditions of disturbed soils and altered drainage that accelerate sealant joint movement. Catching a failed wet seal early costs a fraction of the interior damage from sustained infiltration.
Can curtain wall repairs be done on occupied high-rise buildings?
Yes — and we do this routinely on commercial buildings throughout North Texas. Wet seal replacement and gasket repairs are exterior-access operations that do not require interior building shutdown. We stage work by elevation to avoid disrupting tenant access and plan lift equipment positioning to keep parking and loading areas functional. For Van Alstyne buildings on the US-75 Business Corridor or in the downtown area, we coordinate with building management on traffic control during boom truck operations. Interior disruption is limited to temporary protection in work zones during panel or infill replacement scopes.
Related Services
Curtain wall repair often works alongside these complementary building envelope services.
Commercial Caulking & Sealant
Perimeter sealant at the curtain wall-to-masonry transition is separate from the curtain wall wet seal — and equally critical. We treat both as part of a complete building envelope scope.
Learn more about our sealant services →Commercial Waterproofing
Masonry walls adjacent to curtain wall systems need their own moisture protection. We coordinate waterproofing and curtain wall scopes to avoid redundant mobilization and ensure no gaps in coverage.
See our waterproofing capabilities →Exterior Building Repair
Spalled concrete, failed mortar joints, and cracked masonry at curtain wall attachment points compromise the system's structural integrity. We repair the substrate before resealing the curtain wall.
Explore exterior repair services →Protect Your Van Alstyne Property
Whether you manage a new US-75 corridor building, a Historic Downtown storefront, or an institutional facility in Van Alstyne's growing commercial district — we'll assess your curtain wall condition and provide a detailed scope of work.