Concrete Staining — Huron, Tuscola & Sanilac Counties
Masonry coatings are high-build elastomeric or breathable acrylic systems applied to brick, stucco, concrete, and stone to waterproof the wall while bridging hairline cracks and allowing vapor escape.
Why concrete staining projects fail
The failure modes we see most often across the Thumb — and how we prevent each one on every project.
- Painting masonry with regular house paint — traps moisture, causes efflorescence and blistering.
- Coating fresh concrete before pH cures (90 days) — alkali burn destroys adhesion.
- Not patching cracks first — coating telegraphs the crack within one freeze-thaw.
Surface preparation we perform
Prep is the largest single driver of coating lifespan. Every step below is written into every estimate.
- Pressure wash and remove all efflorescence
- Test pH on new concrete (must be below 13)
- Patch all cracks with elastomeric patching compound
- Prime bare or alkaline masonry with Loxon Block Primer
Products we specify
We quote products we understand, explain the tradeoffs, and document the selected system in writing.
- Sherwin-Williams Loxon XP — high-build elastomeric, bridges 1/16" cracks, breathable
- Sherwin-Williams ConFlex XL — elastomeric with even higher elongation for older masonry
- Sherwin-Williams Loxon Concrete & Masonry Primer — alkali-resistant primer for new concrete
What it costs
$2.50–$6 per square foot depending on coating thickness, prep, and color count. A typical Thumb masonry building runs $6,000–$22,000.
How long it lasts
10–20 years on properly prepped masonry with Loxon XP, depending on exposure and water table.
Ongoing maintenance
Annual visual inspection for crack telegraphing. Recoat every 12-18 years or sooner on high-exposure walls.
Concrete Staining — Direct Answers
What is concrete staining?
Masonry coatings are high-build elastomeric or breathable acrylic systems applied to brick, stucco, concrete, and stone to waterproof the wall while bridging hairline cracks and allowing vapor escape.
Why does concrete staining fail?
- Painting masonry with regular house paint — traps moisture, causes efflorescence and blistering.
- Coating fresh concrete before pH cures (90 days) — alkali burn destroys adhesion.
- Not patching cracks first — coating telegraphs the crack within one freeze-thaw.
What does concrete staining cost?
$2.50–$6 per square foot depending on coating thickness, prep, and color count. A typical Thumb masonry building runs $6,000–$22,000.
What products should be used for concrete staining?
- Sherwin-Williams Loxon XP — high-build elastomeric, bridges 1/16" cracks, breathable
- Sherwin-Williams ConFlex XL — elastomeric with even higher elongation for older masonry
- Sherwin-Williams Loxon Concrete & Masonry Primer — alkali-resistant primer for new concrete
How long does concrete staining last?
10–20 years on properly prepped masonry with Loxon XP, depending on exposure and water table.
What preparation is required for concrete staining?
- Pressure wash and remove all efflorescence
- Test pH on new concrete (must be below 13)
- Patch all cracks with elastomeric patching compound
- Prime bare or alkaline masonry with Loxon Block Primer
What maintenance is needed for concrete staining?
Annual visual inspection for crack telegraphing. Recoat every 12-18 years or sooner on high-exposure walls.
Why property owners across Michigan's Thumb hire us
- Fully insured — general liability and workers' compensation on every job.
- Written scope before work begins — line-item pricing, product spec, and start date in writing.
- Prep-first process — chalking, peeling, moisture, caulk failure, minor drywall repair, and wood movement are addressed before any color goes on.
- Appointment-only office in Bad Axe — most work happens at your home, cottage, barn, or commercial building.
- Serving homes, lake cottages, cabins, barns, decks, and commercial properties across Huron, Tuscola, and Sanilac counties.
Prefer a fast estimate? Call or text (989) 268-7676 with a few photos or a short walkthrough video and we can usually scope most projects the same day.