Longwood sits in the Little Wekiva basin, and that basin reacts fast. An inch of rain can lift the river several feet within hours, and the sandy soils feeding Sanlando Springs and the Wekiva Springs Road corridor keep the water table close to the surface. Slabs, elevator pits, and below-grade storage feel that first. Above grade, block and stucco walls along State Road 434 take wind-driven rain off the same afternoon storms. Our commercial waterproofing work begins by separating the two, because a wall leak and a rising slab call for opposite repairs.
Building Envelope Specialists Since 1965
Commercial Waterproofing in Longwood, FL
Water moves through Longwood commercial buildings in ways that rarely match where the stain shows up. Lamphier & Company traces intrusion back to its actual entry point, then seals it with our own crews, on offices, schools, medical buildings, and civic facilities across Seminole County.
Where Longwood Buildings Let Water In
Commercial Waterproofing Services in Longwood
Every scope starts from a survey, not a product catalogue. What we specify depends on which side of the assembly the water is coming from and how the building moves.
- Below-grade and foundation waterproofing: slabs, pits, vaults
- Plaza decks and parking structures: traffic-bearing membrane systems
- Exterior wall coatings: elastomeric systems over block and stucco
- Sealant and expansion joint replacement: the most common failure point
- Roof-to-wall and window perimeter detailing: where most leaks begin
- Concrete and stucco repair: spalling and delamination before coating
Find The Leak First
A coating applied over a misdiagnosed leak hides the problem for one season. We run moisture diagnostics before anyone writes a specification: thermal imaging, moisture meters, spray testing at suspect joints, and core samples where the assembly is questionable. Sometimes the answer is a failed sealant joint and not the wall at all. We would rather tell you that.
The Lamphier ProGuard Process
Inspect, Consult, Design, Execute. We inspect the envelope and its repair history, consult with your facilities team on access, occupancy, and tenant impact, design a system matched to the substrate and its exposure, then execute with our own foremen. No subcontractor works on a Longwood building that carries our name.
Licensed In Florida
CGC058168
State Certified General Contractor
CCC057695
State Certified Roofing Contractor
Facilities We Protect Around Longwood
We work on commercial and institutional property only. Building age here spans a wide range, from 1970s block construction on the SR 434 corridor to buildings inside the 19 acre Longwood Historic District.
- Healthcare: Orlando Health South Seminole Hospital and nearby medical offices
- Schools: Lyman High School, Milwee Middle, Rock Lake Middle on Slade Drive
- Civic and municipal: City of Longwood buildings and Seminole County facilities
- Office and retail: Gateway Commercial properties along State Road 434
- Industrial and flex: warehouse buildings off South Ronald Reagan Boulevard
- Historic commercial: converted structures near Church and Warren Avenues
Facility teams often bring us back for joint sealant and caulking work, and we run the same crews in Lake Mary and Altamonte Springs.
Waterproofing Permits In Longwood
Longwood runs its own Building Division rather than deferring to Seminole County, and submittals go through the city’s online permitting portal. Reviews follow the 2023 Florida Building Code, 8th Edition, along with the Florida Existing Building Code, which is the one that governs most remedial waterproofing on an existing structure. Properties inside the historic district answer to a separate Historic District Code Book, so exterior work there carries an extra layer of review before anything starts. We prepare the submittal package, pull the permit, and schedule inspections so they land around your operating hours instead of through them.
Reviews From Nearby Facilities
Facility directors across Seminole County keep calling us back, and several of them manage buildings within a few miles of Longwood. One of the reviews below comes from the engineering department at South Seminole Hospital on West State Road 434. Another comes from the FAA, after we resolved a water intrusion problem in an active air traffic control tower.
Bob Lucie
“Given the special challenges involved in working at a hospital we have found the Lamphier Family to be exemplary in working around patients, scheduling, etc. Their workmanship is of the highest quality, and always completed on time. We have an ongoing relationship with Lamphier Painting Services and without any reservation would recommend them to anyone in need of their services. They are experienced painters with excellent work ethics and it shows.”
Dan Mazerek
I would like to thank Lamphier Painting Services for the excellent job of eliminating our water problem. As you know, an Air Traffic Control Tower is a structure with problems unique only to itself. The water problem was escalating, placing our equipment and personnel in jeopardy. Mr. Lamphier diagnosed the problem and laid out a game plan in writing to remedy it in a timely and professional manner. The job was completed with no disruptions to our Air Traffic operations.
James Knoeller
The Lamphier team were professional and great to work with. There were a few unique challenges with our location, building and tenant that we had to overcome. Gary and his team are very knowledgeable and visited the property on many occasions prior to the start of the project to test different products to figure out the best solutions for our building. Lamphier also went above and beyond adding to the scope of work services they did not charge for. I am very happy with how the project went and the finished result. The Lamphier team did a great job and went above and beyond. The crew was professional and polite, especially when interacting with our tenant. I would highly recommend Lamphier!
Frequently Asked Questions
Yes. Work inside the city limits permits through the City of Longwood Building Division, not through Seminole County, and submittals run through the city’s online portal. We assemble the package, carry it through review under the 2023 Florida Building Code and the Florida Existing Building Code, and coordinate inspections as the work progresses.
We start with a moisture survey rather than a guess. That means thermal imaging to map wet areas inside the assembly, moisture meters at suspect substrates, controlled spray testing at joints and window perimeters, and core samples where the build-up is unclear. The entry point is frequently well above and away from the visible damage.
Most of our Longwood work does. Hospitals, schools, and offices stay open while we sequence by elevation, wing, or deck bay. We agree on access routes, containment, and odor-sensitive areas before mobilizing, and we phase around academic calendars and patient care schedules rather than asking you to work around us.
The dry season, roughly November through April, gives the most reliable application windows. Coatings and sealants need clean, dry substrates and specific temperature and dew point conditions to cure properly. Summer work is possible with tighter daily planning, but afternoon storms shorten usable windows and increase the risk of a compromised installation.
We do, on commercial and institutional structures. Older masonry needs breathable systems that let trapped moisture escape, because sealing an aged wall with the wrong product drives water into the substrate instead of out. Exterior work in that district also triggers additional review, which we factor into the schedule from the start.