All About Concrete Sealers: Choosing, Applying, Maintaining

Concrete is one of the toughest materials you can put in or around a home, but even concrete needs protection from the elements. That’s where concrete sealers come in handy.

You see, left unprotected, a concrete slab is porous, which means moisture, deicers, oil, UV light and the relentless push-pull of freeze-thaw cycles all have a way in. A quality sealer closes that door.

In addition to the sealer itself, you may require additional products to prepare, apply and maintain the concrete. Read on to learn about our favorite sealers as well as our favorite products that will help make your project go more smoothly.

Penetrating vs. Surface Sealers and How To Pick the Right One for Your Project

The most important decision in any sealing project isn’t the brand, but the type. Get that right and you’re off to a solid start. Get it wrong, and even a top-quality product won’t perform the way it should.

Surface Sealers

Surface sealers form a protective film on top of the concrete. They’re the go-to for decorative applications, indoor floors and anywhere else that you specifically want a matte, satin or high gloss finish.

Two of the most commonly requested surface sealers across Utah and Idaho are products made for commercial and industrial applications, and ICS High Gloss Sealer for decorative concrete. Both deliver a finish that’s just as durable as it is attractive.

Penetrating Sealers

Penetrating sealers work from the inside out. They absorb into the concrete and chemically bond below the surface, which means no change in appearance—the concrete still looks like concrete.

That invisible protection is exactly what makes them ideal for exterior surfaces exposed to moisture, deicers and the hard freeze-thaw cycles that define winter across the Intermountain West.

Solvent-Based vs. Water-Based

Both surface and penetrating sealers come in solvent-based and water-based formulas, and the distinction matters more than you might expect.

Solvent-based sealers tend to penetrate more deeply and do a better job of enhancing color and gloss, but they carry higher VOC content and require adequate ventilation, especially indoors.

Water-based sealers are lower-VOC, easier to clean up and increasingly the practical choice for enclosed or interior spaces.

Both formulas are subject to national VOC emission standards for architectural coatings, which set limits on VOC content in sealers and similar products—worth knowing before you buy.

Matching Sealer Performance to Your Conditions

Not all sealers are built for the same environments. For exterior applications especially, look for products that meet ASTM C1315 performance benchmarks for alkali resistance, UV resistance and adhesion. It’s the industry standard that separates sealers built to perform from ones that just look good on a shelf.

Browse ICS’s top-selling concrete sealers for every project to find the right fit for your surface, finish and climate conditions.

Surface Prep (The Step That Determines Whether Your Sealer Bonds)

It’s tempting to jump straight to the sealing, but surface preparation is where the outcome is actually decided. Even a premium sealer applied to a dirty, contaminated or unready surface will fail to bond properly.

Cleaning the Surface

Start by sweeping or vacuuming debris off the surface. For oil, grease or built-up grime, like the kind that collects on garage floors and driveways, an enzymatic cleaner like Grime Monster breaks down contaminants at the molecular level without leaving a halo effect or residue behind.

Skip this step, and no sealer in the world will adhere the way it should!

Some surfaces also need grinding before sealing. Dust control is another can’t-miss step of this process. Filters and shrouds from capture airborne concrete particles at the source, keeping the workspace cleaner and protecting the tool motor from abrasive dust in the process.

Timing It Right and Allowing New Concrete To Cure

Fresh concrete isn’t sealer-ready concrete. A new slab needs to reach full cure before sealing, typically around 28 days for a standard mix, though the timeline shifts depending on mix design, slab thickness and climate.

Sealing too early traps moisture inside the slab and interferes with the hydration process that’s still happening below the surface, which can weaken the concrete over time.

One simple way to confirm your slab has reached full cure is to sprinkle a few drops of water on the surface. If it beads up, you’re ready to seal. If it soaks in, your concrete isn’t fully cured yet.

Not sure which products you need for prep or what sealer to follow up with? Stop by any of our seven Utah and Idaho locations. Our team is happy to walk through your project and point you in the right direction.

Applying Concrete Sealer the Right Way

Technique matters as much as the product. When it comes to sealing concrete, coverage, timing and conditions all affect how well the sealer bonds and how long it holds.

Rollers vs. Sprayers

The right applicator depends on the sealer type and the surface. Rollers distribute penetrating sealers evenly across flat horizontal surfaces without introducing excess air.

Pump sprayers give you faster, more consistent coverage for surface sealers over larger areas—and for precise control, dripless shutoffs like those from seal at the nozzle tip to eliminate drip buildup and overspray at the wand.

For solvent-based sealers applied indoors, ventilation is mandatory. Open the windows, run fans and keep air in the space moving throughout application and dry time.

Coats, Coverage and Dry Time

Most concrete sealers are designed for two coats, and for good reason. The first coat bonds to the surface; the second fills in any gaps and builds the full layer of protection.

Applying one heavy coat is not a shortcut. Too much product at once traps solvent and leads to cloudiness, bubbling or peeling down the road. Follow the manufacturer’s coverage rate and let the first coat dry completely before going back in with the second.

Dry time varies by product, ambient temperature and humidity. In the hot, dry conditions common across the Intermountain West in summer, surfaces can be ready for a second coat faster than the label suggests—but always check the surface rather than assuming it’s been long enough.

Maintaining Concrete Sealer and When To Reapply

A good sealer does its job silently in the background for years. But it won’t last forever, and catching the signs early is a lot easier than dealing with a slab that’s been unprotected longer than it should have been.

For light to moderate traffic areas, plan on resealing every three to five years. Surfaces exposed to harsher conditions (road salt, heavy UV exposure, frequent freeze-thaw stress or high vehicle traffic) may need attention on the shorter end of that range.

Penetrating sealers generally outlast surface sealers because they’re protected inside the concrete rather than sitting on top of it, where weathering and abrasion take their toll first.

Signs It’s Time To Reseal

Concrete will tell you when it needs attention. Watch for these signs:

• The surface looks dull, faded or has lost its sheen
• Stains are soaking into the concrete rather than wiping off
• Surface sealers are showing peeling, flaking or a white haze
• Water no longer beads on the surface and begins absorbing in instead

Regular maintenance between applications can make a measurable difference. Sweeping, rinsing and cleaning up spills promptly all extend the life of the sealer, and by extension, the concrete underneath it.

Get the Right Sealer for the Job

Choosing the right sealer, prepping the surface properly, applying it with the right technique and staying on top of reapplication are all essential steps, and each one builds on the last.

Done right, sealed concrete holds up beautifully for years, even in conditions that would wear down lesser materials.

Stop by any of the Intermountain Concrete Specialties locations across Utah and Idaho to talk through your specific project or see the latest and greatest in concrete tools, products and equipment.

Whether you’re sealing a new patio, refreshing a garage floor or protecting decorative concrete, our team has the products and expertise to point you in the right direction.