Protecting outdoor surfaces after winter

By Jesse Sanchez. 

Learn how proper cleaning, sealing and maintenance can help outdoor surfaces stand up to stains, salt damage and long-term wear. 

As winter gives way to spring, outdoor living professionals and property owners often find that patios, walkways, stone, concrete and other porous surfaces need more than a quick rinse to be ready for the busy season ahead. During this OutdoorTalk™, Karol Weyman sat down with Scott Higginbotham from Stain-Proof by Dry-Treat to talk about what winter can leave behind and how the right cleaning and sealing practices can help protect and lengthen the lifespan of outdoor substrates. 

One of the biggest post-winter challenges is staining. Scott explained that leaves, tannins, berries and other organic materials can leave visible marks behind, especially after months of wet conditions and limited sunlight. Mold and mildew can also become an issue, while de-icing salts, rust and other residues may create additional problems on stone, concrete, terracotta and similar materials. He explained, “As winter ends, we turn back to our outdoor living areas. Whether it's snow covered or just seasonal, you're going to get what people call stains. They can go from organic stains where leaves and tannins and berries have been wet and are sitting on the porous material. It could be organic mold and mildew stains from being wet for a long period of time and not as much sun.” 

The good news? With the right maintenance plan, many of these issues can be managed before they turn into bigger restoration projects. 

A key takeaway from the conversation was that sealing is not a replacement for regular care. Scott compared it to daily maintenance routines, noting that even well-protected surfaces still need attention. “Sealer is not a substitute for maintenance,” Scott said. “I know I brush my teeth several times a day at least. And believe it or not, I've had a cavity, so it's not Crest’s fault. It's not my dentist’s fault. It's just part of maintenance.” When porous areas are left untreated, organic dirt and debris can penetrate more deeply into the surface, making cleaning more difficult and sometimes requiring restoration instead of simple maintenance. 

Water was another major focus of the discussion. Scott explained that water often acts as the vehicle that carries impurities through porous materials. Over time, that movement can contribute to issues such as efflorescence, picture framing and salt spalling. By managing water through proper drainage, waterproofing membranes and appropriate sealers, outdoor professionals can help reduce the risk of long-term damage. 

Before any sealer is applied, cleaning is critical. Scott emphasized that surfaces should be cleaned to the owner’s expectations, allowed to dry and then sealed before they have a chance to get dirty again. He shared, “You need to clean it to your expectations. And then it needs to dry out, whether the sealer is water based or solvent based or naphtha oil based, you can't put a liquid that's going to soak into something that already has a liquid in it.” He also cautioned against overusing pressure washing, especially on softer materials such as limestone or concrete. Too much pressure can open the pores of the material, causing it to soil more quickly in the future. 

Today’s penetrating sealers are designed to work within the substrate rather than simply sitting on top of it. Scott shared that modern sealers chemically bond inside the material while still remaining breathable. That breathability is important because it allows moisture vapor to escape, helping reduce the risk of damage caused by trapped moisture. 

For ongoing maintenance, Scott recommended keeping an eye out for signs that a surface is taking on water. A simple water test can help determine whether resealing may be needed. Scott explained, “It's fairly simple. We do a water test, so just simply go out and put a little teaspoon of water on the surface and then do nothing.” Once a surface has been properly sealed, stains are generally easier to clean, but quick attention is still important. 

With the right combination of cleaning, water management, sealing and regular maintenance, outdoor surfaces can be better protected from the stains, salts and moisture that winter leaves behind. 

Listen to the podcast or Watch the webinar to learn more about ICP and its outdoor substrate protection resources!