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Ecodur 201: Sealing & Coating a Cracked Garage Floor

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Insurance companies fork out millions of dollars annually to repair homes affected by soil movement. The upward heaving movement of the ground beneath the buildings frequently results from clay soils grabbing back moisture after trees and undergrowth have been cleared. The vegetation had previously been wicking away huge amounts of moisture and had created a relatively stable soil state which is now disrupted by the development.

Conversely settlement downward can result from soil being compressed by the weight of the buildings typically within ten years of construction. Subsidence can also be caused by improperly backfilled soil. Any gardener will readily recognise this condition. This is much the same with a house. If a builder has excavated too much soil for a basement or crawlspace and must backfill it, the loose soil will compact and shrink causing stress.

Concrete flooring, as typically found in the garages and basements of new homes, has no flexibility. This is particularly evident in bare garage floors. The cracks from heaving, or subsidence, can be quite large, leading to an accumulation of dirt in them and general unsightliness. Conventional epoxy coatings, many of which still emit significant amounts of Volatile Organic Compounds (VOCs), generally have little flexibility, particularly over long periods. Nowhere is this more obvious than on new steel ship decks where micro-cracking along weld seems can be seen within months.


These property owners near Fort Collins, Colorado, wanted a solution that was as permanent as the building itself and they wanted to be able to wash floors. In the case of garage flooring, they wanted it to be resistant to the arch enemy of cement and concrete – road salts as well as oil. In most states, brine, as a corrosive mix of rock salt (sodium chloride) and magnesium chloride, are dissolved in water for direct spraying on rods rather than dry rock slat, much of which blows onto verges.

With the increased awareness of the potentially harmful effects of VOCs, homeowners also wanted a coating solution with zero VOCs and completely non-toxic, coupled with extreme longevity.


Ecodur has no VOCs or solvents either in content, application or clean-up. Importantly Ecodur has a more than two-decade application history in extreme environments as experienced on roads, ship decks and public garage flooring. It has twice the ‘stickability’ adhesion of conventional epoxy coatings particularly with concrete and steel. It does not shrink and retains its significant flexibility for the entire lifetime of the structure under average conditions. But, perhaps most importantly, it can chemically bond completely to original Ecodur surfaces should repairs ever be required.

Application Results
After ensuring the floor surfaces were clean and dry, the Ecodur was manually applied to a general depth of 30 mils, but thicker in the fissures. It remains in a liquid state long enough to fully penetrate the cracks and yet is spreadable in a fine even film that is tacky and stable within 30 minutes. Full cure is achieved within 24 hours at which point a final inspection is done and the treated areas are released back to the clients. Ecodur use does not require the vacation of homes and premises as no noxious fumes are created and the applicators are only required to wear standard safety gear to protect exposed areas. Manual application means no airborne coating particles, but protective eyewear must still be worn. The clients reported complete satisfaction with the coating, particularly as they had been able to get a green product made of a natural mineral gypsum and vegetable oil that would not continue to off-gas VOCs and is entirely safe for all the family, including pets.

Email: Tel: (303) 483-3245