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PerfectPrimer® Encapsulant

4.925 out of 5 based on 40 customer ratings
(40 customer reviews)


PerfectPrimer is the safest, easiest, and cheapest real solution for black mastic with or without asbestos.

Features and Benefits:

  • Seals cutback glues and asbestos mastics without the need for scraping, grinding, solvents, soy gels, or removal of mastics
  • Meets EPA safety guidelines to seal mastics without disturbing them
  • Safe and Nontoxic; no harmful VOCs
  • Used to seal asbestos shingles prior to paint or acrylic stucco
  • Rated for interior and exterior use
  • Comes with our PerfectCleaner floor prep treatment that safely cleans and prepares the floor for applying PerfectPrimer Products
  • Saves time and money
  • No mixing required
  • Cleans up with water
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  • Description
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  • Case Study
  • FAQ
  • Specs / Data Sheets
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  • Reviews (40)



PerfectPrimer safely seals and primes difficult and dangerous substances such as asbestos mastic, black mastics, cutback glue, failed soy gels, and lead paint without disturbing them, and is the ultimate stain- and odor-blocking primer/sealer. PerfectPrimer eliminates the need for removal of mastics by grinding or sanding, or expensive, messy, and dangerous treatments such as soy gels, mastic removers, and glue strippers. PerfectPrimer is a latex bridging encapsulant as defined by the EPA guidelines for encapsulating asbestos-containing materials. PerfectPrimer comes in light grey (color may vary). For larger orders, may come in combination of 1 and 2 gallon buckets.

PerfectPrimer primes and seals over many surfaces, materials, and glues, including:

  • Coatings left behind after asbestos abatement projects
  • Concrete (sealed, painted, or clean)
  • Wood
  • Tile (including VCT, asbestos, vinyl, ceramic, and tile glue)
  • Lead paint
  • Carpet Glue
  • Epoxy
  • Drywall or Sheetrock
  • Metal
  • Sheet vinyl
  • Asbestos or lead-painted shingles
  • Popcorn ceilings with asbestos fibers
  • Most indoor and outdoor construction materials

PerfectPrimer primes surfaces for your choice of:

  • PerfectPrimer Products
  • Epoxy
  • Latex paint
  • Decorative cements
  • Thin-set + Tile
  • Self-leveling cement
  • Glue down / self-stick flooring
  • Glue down engineered wood

PerfectPrimer and PerfectPaint are the only safe, legal, and effective methods of treating asbestos mastics within EPA guidelines, without the lengthy, expensive process of asbestos abatement.


How to use PerfectPrimer:

Remove any debris from the floor such as dust, rubble, and any loose or broken tiles.

Clean floor using a mop or deck brush using PerfectCleaner as per instructions. Mop again using clean water and allow to visibly dry before applying PerfectPrimer or PerfectPaint®.

Apply first coat of PerfectPrimer. Allow 12 hours to dry.

If floor requires patching, apply PerfectLeveler and/or acrylic caulk as needed.

Apply second coat of PerfectPrimer. Allow 24 hours to cure.

Apply your paint, epoxy, modified cement, or adhesives.

Should I use PerfectPrimer or PerfectPaint?

PerfectPrimerPerfectPaint Floating Floor Prep
Creates a primed surface ready for new coatings.Creates a paint surface ready for new floating floors.
Seals wood, VCT and VAT tile, concrete, and black asbestos mastics.Seals wood, concrete, and black asbestos mastics.
Can be finished with paint, VCT and ceramic tile, epoxy, or decorative / leveling cements.Can be used as a standalone floor paint for light foot traffic areas, or finished with carpet, floating wood floor, LVP, or sheet vinyl.

Which product should I use to seal my floor or mastics?
If you’re going to stick something to it, use PerfectPrimer.
If you’re going to use alone or lay something over it, use PerfectPaint.

Case Study

Tile and Cutback Glue on Concrete Floor

When Lisa Murray decided to replace her old basement carpet and install an epoxy coating, it did not seem at first to be a complicated project. She had a contractor remove the old carpet. What she then discovered were 9″x9″ VCT tiles glued to the floor.

One of the tiles were loose, and it revealed a black mastic glue that held the tiles in place.

The contractor told her that this cutback glue would have to be removed if she wanted to put her epoxy or painted floor. He also explained that since this house was over 40 years old, that the glue most likely contained asbestos as well. This would require an abatement contractor to remove it, at an estimated cost of $ 5,000.00-$9,000.00.

Lisa spoke with other contractors who said that they could grind up or use soy gel to remove the glue. What they did not tell her was that removal would be messy, expensive, toxic, illegal, and could leave her with a floor that still could not be coated with epoxy.

Lisa did not like the direction this project was taking. She wanted a safer, simpler and more economical solution. After speaking with an engineer and visiting, she decided to take his advice to seal, and prime the mastic without disturbing it, as OSHA recommends.

She purchased PerfectPrimer from Specialty Solutions Manufacturing, Inc. Her and a friend washed the floor, then rolled on the PerfectPrimer. After that her contractor returned to install her epoxy floor.


She cleaned the floor, then replaced the loose VCT tiles areas with new tiles. She could have applied the PerfectPrimer over the cutback glue directly, but since most of the VCT tiles were tight, so she chose not to do so. Application of the PerfectPrimer ran smoothly and was painted on using a trim brush and roller in just one coat.

Cost & Time Savings:

Her contractor estimated at least $15 per sq. ft. to remove the asbestos, then resurface the floor with new cement so it would be ready for an epoxy coating. With her 1,000 sq. ft. basement, that would have cost almost $15,000.00, and taken a few weeks.

The cost of the PerfectPrimer was less than $400.00, and she rolled it on herself, in one day.

Lisa saved over 90% of the time and money for the project, and never exposed herself or her family to dangerous asbestos. In addition, her project met OSHA and EPA guidelines to not disturb the asbestos glue,

PerfectPrimer was supplied by Specialty Solutions Manufacturing, a leader in the paints and coatings industry providing the highest-quality paints, coatings and environmental remediation solutions for the architectural and building industries.


General Information:

When should I use PerfectPrimer or PerfectPaint?

Use PerfectPrimer to seal your floor before applying a new paint or epoxy coating.
Use PerfectPaint when you want to prime and paint the floor or apply a tile, wood or floating floor system on top.

Is PerfectPrimer dangerous to use?

No, it is nontoxic and cleans up with water.
According to the EPA, asbestos and black cutback mastics and glues are safe to be around as long as they are not dissolved, sanded, or being removed.

Is it safe to seal mastic with PerfectPrimer?

Yes. PerfectPrimer seals mastic safely in place without disturbing it.

How many coats of PerfectPrimer do I need? What is the coverage?

PerfectPrimer requires two coats for all applications. Apply first coat evenly using a ⅜” nap roller on surfaces such as concrete, mastics, or wood. Do not allow the material to puddle. Wait 12-24 hours and apply second coat. Coverage is 175-200 square feet.

Can I use PerfectPrimer with SlabtTight shield? How should I go about applying them?

SlabTight, or any other moisture blocking product, needs to get into the open pores of concrete in order to work. It does nothing if it’s sitting on top of black mastic. Indications of moisture issues include loose, wet glue and large amounts of mold. Generally, mastic seals concrete’s pores and prevents minor moisture issues.

Mastic must be removed before SlabTight is applied. Alternatively, seal the mastic with PerfectPrimer, and then apply your choice of epoxy or other coating over it.

What causes primers or paints to bubble up?

This condition is caused by the same pressures that cause a balloon to expand when you fill it with air or water. The bubbling you see is caused either by the vapor issue site conditions, or by applying new application of deck coatings over an incompletely cured primer coat (trapped moisture) or by water that is entering the underside of the slab.

Will PerfectPrimer bond to latex based floor paint?

Yes. PerfectPrimer will bond to latex paint. Just make sure the paint itself is clean and well bonded to a stable surface.

Is PerfectPrimer supposed to still be sticky after 24 hours?

Normally PerfectPrimer will be dry after 24 hours but may still be tacky to the touch. In humid or damp conditions it will take longer to dry.

Can I coat over PerfectPrimer with a self leveling concrete?

Yes. PerfectPrimer bonds well with self-levelers, decorative cements, and all modified cements.

Are there any installers you can recommend in my area for PerfectPrimer?

PerfectPrimer simply applies as a paint. No special training needed. It is designed so that any handyman, contractor or do it yourself person can apply it. The floor is cleaned with PerfectCleaner, then painted with PerfectPrimer.

Is the cured PerfectPrimer supposed to be a bit soft?

Yes. This is normal for any thin elastomeric type coating. It is flexible so it moves rather than cracks as the floor moves and bends.

Will PerfectPrimer work over cutback glue that is not asbestos?

Yes. Perfect Primer works with nearly any glue, mastic, tar, adhesives, and friable or non-friable asbestos.

I can still see some dark or yellow areas through the primer. Why is that?

The color of the underlying surface may be visible in areas where the primer is too thin. These spots may require another coat of primer.

You can test the surface by rubbing a tissue on to the yellow area. If the tissue stays dry, you can safely apply your finish coating. If not, clean the areas with soap and water and apply another coat of primer in those areas.

How long must PerfectPrimer dry before I can apply my coating to it?

An overnight (12 hour) period is sufficient cure time when you will be installing a concrete overlay or any other breathable topcoat.

Is PerfectPrimer guaranteed to work?

In over 20 years, PerfectPrimer has never failed with proper installation. As long as you prepare the floor using our PerfectCleaner and apply according to our instructions, it is guaranteed to work.

Uses: Do’s and Don’ts

Can I use PerfectPrimer to seal my VCT before I install a click system or floating wood floor?

Yes. You can apply PerfectPrimer over your VCT tiles, then apply your floating wood floor or click system.

Can I encapsulate lead paint with PerfectPrimer?

Yes, PerfectPrimer is designed to seal and encapsulate lead paint.

Can I use PerfectPrimer to paint over a popcorn ceiling?

Yes. PerfectPrimer will safely seal a popcorn ceiling and can be applied using a paint roller.

Should I paint over PerfectPrimer with oil or acrylic paint?

Either oil or acrylic floor paint may be used over PerfectPrimer.

Can I tint PerfectPrimer? What kind of tint should I use?

PerfectPrimer is medium gray. Generally, there is no need to color it further since it is a primer and needs to be covered over with a paint or epoxy. If desired, you can add liquid tints for acrylic latex paint. These are available at paint stores.

Can I use PerfectPrimer as a stand-alone floor finish?

No. As it is a primer, it requires a finish coating such as epoxy, paint, or decorative cement.
We reccommend using our PaintPlus as a stand-alone floor finish.

What is the difference between PerfectPrimer and PerfectMembrane?

PerfectPrimer seals and primes asbestos mastic so it can receive additional coatings such as paint or epoxy. PerfectMembrane does everything that PerfectPrimer does, and adds crack isolation, substrate reinforcement, waterproofing, and encapsulation qualities to PerfectPrimer.

For more information, see the chart under the Comparison Charts tab called “PerfectPrimer vs PerfectMembrane”.

What is the difference between sealing and encapsulating asbestos?

PerfectPrimer seals mastic, but PerfectMembrane encapsulates it.

To be encapsulated, asbestos must be sealed by a coating that is at least 15 mm thick.

Two coats of PerfectPrimer are about 7 mm thick, which is thick enough to seal mastic so it may safely receive a finish coating.

PerfectMembrane is about 22 mm thick, qualifying it as a complete encapsulation system.

Does PerfectPrimer meet EPA rules?

The EPA rules do NOT require you to remove black cutback mastic or asbestos materials from your floors. They only say that you cannot disturb these materials by chemical or physical means such as grinding, or dissolving with soy gels. The rules do state that if you choose to remove it or encapsulate it, then it must be done in accordance with strict guidelines.

PerfectCleaner used with Perfectprimer does NOT disturb the mastic. Soy gels, scraping or grinding does.

PerfectPrimer enables you to seal and paint the mastic without disturbing it, to meet the EPA safety rules.

PerfectPrimer is the ONLY DIY way to safely and legally deal with black mastics.

Can I use PerfectPrimer on clean concrete?

Yes. PerfectPrimer will seal and prime clean concrete, wood, sheet flooring, or nearly any other building material.

Will PerfectPrimer work over soy gel dissolver or mastic residue?

Yes. PerfectPrimer will work over soy gel or mastic residue.

Can I use an epoxy-aggregate patch over PerfectPrimer?

To patch the floor, apply PerfectPrimer to the areas to be patched. Once cured, you can use any epoxy or modified cement patching material you choose.

What type of epoxy or paint can I use over PerfectPrimer?

You can use any water-based acrylic latex floor paint or most epoxies over PerfectPrimer.

If I do not have PerfectCleaner, what can I use to clean the floor before applying PerfectPrimer?

If you do not have PerfectCleaner, clean the floor with TSP, a TSP substitute, Dawn dish soap, or Simple Green All-Purpose Cleaner.

Will new tile mastic bond with PerfectPrimer?

Yes. Use two coats of PerfectPrimer. Once cured, apply your tile mastic.

Floor Preparation

How do I clean or prepare mastic, epoxy, concrete, or VCT before applying PerfectPrimer or PerfectPaint?

Stir the whole packet of PerfectCleaner into 3-5 gallons of warm water, or half of the packet into 1-3 gallons.

Clean the floor with PerfectCleaner and a mop or stiff brush.

Rinse the floor with clean water and allow it to visibly dry before applying PerfectPrimer or PerfectPaint.

On tile floors with a wax or floor finish, first remove the wax using ammonia mixed with hot water. You may also use a wax stripper, available at a janitorial supply house.

Professionals Only: You can “dry clean” a linoleum, epoxy, or glazed ceramic tile floor by lightly sanding the floor with a 100 grit scrubber pad. Once done, sweep or vacuum the floor and then clean it with a sweeping pad and denatured alcohol. When the floor is visibly dry, you can apply PerfectPrimer.

Why should I use PerfectCleaner instead of any other soap or detergent?

PerfectCleaner is a safe-to-use, nontoxic formulation that you can use indoors without concern. It does not interact with mastics in any way.

PerfectCleaner also contains a pretreatment that prepares mastics to bond with PerfectPrimer.

Do I need to remove or sand black mastic before applying PerfectPrimer?

No. You may want to sand or scrape down some of the high spots to make a more level surface, but this is not required.

How can I even out low spots or areas with missing tiles, before I apply Perfect Primer?

After cleaning the floor, apply first coat of PerfectPrimer to low areas. Once dry, use a cement patching product to fill them in. Let the cement patch cure. Then, apply second coat of PerfectPrimer to the entire floor as indicated.

How do I prepare small cracks and seams before applying PerfectPrimer?

Acrylic caulk, polyurethane, or epoxy can be used to fill small cracks and seams. Let it cure before applying PerfectPrimer to the entire floor as indicated.

Please note, however, that PerfectPrimer will not bond to silicone-based caulk.

Can I apply PerfectPrimer directly over vinyl (VCT) tiles that are firmly glued down?

Yes. PerfectPrimer will bond to VCT tile. Over tile or linoleum, we recommend applying two thin coats of PerfectPrimer.

What should I do if some tiles are loose or missing?

You may glue down or replace those tiles, or coat these areas with PerfectPrimer, allow to dry, and patch these areas with patching cement.

What should I do if my floor seems to “sweat”, or forms a thin film of water on it? Will PerfectPrimer solve this problem?

Basement floors and any concrete slab on-grade may have moisture problems caused by water or water vapor beneath them. Water can also come through the walls.

In damp environments, condensation can gather on floor tile or exposed mastic. Run a dehumidifier or a fan, or open a window.

On clean, uncoated concrete, where there is moisture that comes up through the slab (outgassing), apply our SlabTight Shield moisture blocker. You can apply PerfectPrimer over the entire floor after this, if needed.

If the problem continues, you may want to do a calcium chloride test, or check the slab with a moisture meter. Black mold is a common indication of water vapor issues.

If there are structural water problems, these should be resolved by a local contractor before you apply any floor coatings

Will self-leveling or patching cements bond to PerfectPrimer?

Yes. All modified cements bond well with PerfectPrimer.

What are PerfectPrimer’s application Temperatures?

If you have consistently high humidity levels, (above 70%) we recommend that you wait 24 hours for the Primer to cure before applying your top coatings

You can also use a dehumidifier or place fans over the work area, to facilitate curing.

Note: This is a water-based coating which will freeze and become unusable at temperatures below 32°F. PROTECT PRIMER FROM FREEZING DURING SHIPMENT AND STORAGE.

Do not store material at temperatures below 50°F. Do not apply ambient air and substrate temperatures fall below 45°F or when there is a possibility of temperature dropping below 32°F within a 24-hour period after application.


Sealing Asbestos Mastic With PerfectPrimer

Epoxy Floor Applied Over Asbestos Glue

PerfectPrimer Bond Strength Demonstration

Customer reviews

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