Specialty Repairs
Concrete Restoration
Concrete restoration for spalling, balcony repair and rebar corrosion, scoped from an engineer’s assessment and performed by specialist partners.
Overview
In Florida’s humid, salt-laden air, concrete can deteriorate from the inside. Moisture and chlorides reach the reinforcing steel, the steel corrodes and expands, and the concrete cracks and breaks away – a condition called spalling. It shows up on balconies, columns, beams, walkways, parking structures and pool decks.
What is visible on the surface rarely shows the full extent of the damage. An engineer’s assessment, often with sounding and selective removal, determines how much concrete must come out, how the reinforcing steel is treated or replaced and what repair materials and protective coatings to use.
Specialist concrete restoration partners perform the work to the engineer’s repair documents, with shoring as required. We coordinate the engineer, permits, inspections, resident or tenant notices, and the waterproofing, railings and finishes that go back on afterward.
Who it’s for
- Condominium associations and property managers with balcony or walkway deterioration
- Owners of coastal homes with spalling at columns, beams or slabs
- Commercial buildings with damaged parking decks or walkways
- Associations acting on engineering inspection findings
- Pool decks and exterior slabs showing exposed or rusting steel
What’s included
Typically included
- Coordination of a licensed engineer to assess conditions and prepare repair documents
- Sounding and survey of repair areas as directed by the engineer
- Shoring and protection as required by the repair design
- Removal of deteriorated concrete
- Cleaning, treatment or replacement of corroded reinforcing steel
- Patching or forming and placing repair concrete
- Balcony repair, including railing removal and reinstallation
- Waterproofing membranes and protective coatings
- Permits, inspections and engineer observation
- Resident or tenant communication and access scheduling
Common exclusions
- Engineering inspections or reports required by an association or jurisdiction, unless included in our coordination scope
- Replacement of railings, windows or doors not affected by the repair
- Interior finish repairs inside units, unless included
- Repair quantities beyond those identified, which are priced as they are found
- Legal or association governance advice
Every proposal lists its own inclusions and exclusions in writing.
Materials, design options & upgrades
How pricing works
Concrete restoration is priced on an assessment basis. The engineer’s survey establishes estimated repair quantities, and pricing is built on those quantities with unit rates for additional repairs found once deteriorated concrete is opened up.
Because hidden damage is common, the estimate explains how additional quantities will be measured, documented and approved before they are performed.
What changes the cost
- Repair quantities identified in the engineer’s survey
- Depth of repairs and amount of reinforcing steel replacement
- Shoring requirements
- Access: swing stages, lifts or scaffolding
- Railing removal and reinstallation
- Waterproofing and coating systems specified
- Phasing around occupied units or active tenants
If this work is part of a larger project, it’s priced within that project’s budget — please don’t add separate estimates together. Read the pricing guide.
Typical stages
Engineering assessment
The engineer surveys conditions and identifies repair areas and methods.
Repair documents and permits
The engineer prepares repair documents, and permits are obtained.
Notice and preparation
Residents or tenants are notified, access is planned and shoring is installed.
Removal and steel treatment
Deteriorated concrete is removed and reinforcing steel is treated or replaced, with engineer observation.
Repair and protection
Repair concrete is placed and cured, followed by waterproofing and coatings.
Reinstallation and closeout
Railings and finishes are reinstalled, and final inspections and documentation are completed.
What affects the schedule
- Engineering and permit timing
- Hidden damage found once concrete is removed
- Weather, which affects concrete placement and coatings
- Access equipment and resident scheduling
- Curing time before coatings and railings can go back
Questions & answers
Can spalling just be patched?
A surface patch over corroding steel generally does not address the underlying cause. The engineer determines how much concrete must be removed and how the steel is treated.
Why can the final quantity differ from the estimate?
The extent of corrosion is often hidden until concrete is removed. That is why pricing uses agreed unit rates for additional repairs, documented and approved as they are found.
Can residents stay during the work?
Usually, with balcony access restricted during repairs and advance notice for noisy work. The phasing plan is shared before work starts.
Start here
Planning concrete restoration?
A short form — three steps, a few minutes. Share plans or photos if you have them. We’ll review it and follow up using the contact details you provide.