A sealer and a coating are very different from one another and there is often a lot of confusion that surrounds basement sealers. Use this article as a resource to explain the types of basement sealers so you can made a more educated buying decision.

• Basement Waterproofing Sealer Reviews
• Best Basement Floor Sealer
• Best Basement Wall Sealer

Sodium Silicate Sealers: Sodium silicate sealers chemically react below the surface of the concrete where they create a crystalline barrier within the pores. Through densification, the movement of water and moisture is reduced. Sodium silicate sealers are the most popular type of sealer for sealing basement walls and floors. While silicate sealers can’t stop water, and they can’t be used to seal cracks, they are great for applications where the basement has issues with dampness or musty odors.

Best Silicate Sealers:

• Armor S2000 Concrete Sealer Review (concentrated)
• RadonSeal Concrete Sealer Review (pre-diluted)
• Stone Technolgies X-1 Concrete Sealer Review (pre-diluted)
• Ashford Formula Concrete Sealer Review (pre-diluted)

Silane-Siloxane Sealers: Silane-Siloxane sealers are silicone based sealers. They chemically react to form a hydrophobic barrier within the pores. They can reduce moisture and will stop virtually all water absorption. They help to reduce dusting, mold and  mildew, efflorescence, and moisture. When used in a basement application, moisture will be reduced by up to 2 LBS.

Best Silane-Siloxane Sealers:

• Armor SX5000 Concrete Sealer Review (average 4.8 star review)
• Siloxane PD Concrete Sealer Review (average 4.5 star review)
• DryWay Water Repellent Concrete Sealer Review (average 3.8 star review)

Epoxy Sealers: Some epoxy coatings are designed to stop 10-24 LBS of moisture. If there is a requirement by flooring contractors to bring moisture down to below 3 LBS, an epoxy designed to hold back moisture is the most guaranteed solution.

Best Epoxy Coatings:

• Armor Epoxy Coating: Water based 2-part epoxy primer and top coat in one. Will reduce moisture in concrete, and protect the concrete surface against staining and deterioration caused by surface abrasion. A higher solids version is available for consumers that need more moisture protection, or want to apply the epoxy in a color.
• Sherwin Williams Epoxy Coating: Ready to apply residential grade epoxy coating for concrete floors.
• Rust-Oleum Epoxy Coating: Ready to apply residential grade epoxy coating for concrete floors.
• Laticrete Epoxy: 2 part epoxy primer and top coat in one. Will reduce moisture in concrete and protect the concrete surface against staining and deterioration.

Paint: Do your self a favor and avoid paint at all costs. Paint chips, peels, flakes, and doesn’t last. It is very sensitive to moisture and doesn’t hold a strong bond.

Sealing a Basement

There are a few steps that can be taken to reduce moisture. The products you require to seal your basement will be dependent on your budget, the source of water/moisture, and the amount of water/moisture penetration.

1. Seal joints and cracks. The first step to stopping water and reducing moisture is to seal the joints (floor joints and coveseams), wall cracks and floor cracks. Some cracks need professional grade concrete repair products while others can get by with the use of a silicone grout, or similar product.
2. Seal the walls and the floor. Moisture comes in through any concrete below grade. If you are looking for a preventative solution, or to reduce moisture, a sealer alone may be sufficient. If you need to bring moisture down to below a certain point, you may require a coating like the epoxy mentioned above.
3. Install a drainage system. If large amounts of water enter into the basement during or after heavy rain storms, or in the Spring, consider installing a drainage system around the perimeter of the exterior to divert water away from the foundation/basement.
4. Seal the outside. Use a water repellent Silane-Siloxane sealer or coating to seal any exposed concrete on the exterior. Should water or snow be pushed against the concrete, it will be repelled and won’t absorb into the concrete and penetrate through into the basement.