Concrete Resurfacing & Overlays in Olympia Heights FL - A Fresh Top on a Sound Slab

What does concrete that needs resurfacing look like?

• 01

  Stains that won't wash out

  Oil, rust and tire marks that stay after a pressure wash have usually soaked into the top of the slab. That's a surface problem, not a structural one, and an overlay covers it, but the longer it sits the more grinding it takes to get a clean base.

• 02

  Fine hairline cracks

  Thin cracks spread across the surface are common on older slabs and usually come from the top shrinking over time. They're a good fit for resurfacing, but left open they let water in and can grow into cracks that need real repair first.

• 03

  Flaking or pitted spots

  When the top chips away in patches and leaves rough, sandy spots, the surface is breaking down. It can still take an overlay, but the more that comes loose, the more patching your slab needs before anything goes over it.

Why Olympia Heights homeowners call Westmark Epoxy Floors of Olympia Heights for resurfacing

• The owner looks at your slab

  I come out myself to look at the concrete and write the estimate, and I'll say so if it needs replacing instead of a new top. You hear it from the person who checks the finished work with you, not from a salesperson.

• Prep-first crew since 2017

  I spent years on the sales side watching coated floors fail because somebody rushed the prep, so I started this business in 2017 to do it differently. Our installers spend the time on cracks and grinding, because that's the part that decides how the top turns out.

• Fully licensed and insured

  We're fully licensed and insured, and county building permits only go to licensed contractors or owner-builders. When your job needs one, we apply as the contractor and take care of the paperwork and inspections.

• Based here, working county-wide

  We're in Olympia Heights and work across the cities around it in Miami-Dade County, including Westchester, Kendall and Westwood Lakes. Most of our calls are homeowners with tired concrete, plus shops and warehouses that need a floor redone.

On this job the slab under the overlay matters more than the overlay, so the first step is me looking at yours. Send us your details or call (786) 408-1023.

Common questions

• What is the best way to tell if my driveway or patio can be resurfaced?

  Have the slab checked for movement, because resurfacing works on solid concrete and not on concrete that's heaving, sinking or crumbling. One Florida guide puts deep active cracks, heaving, sinking, crumbling or a failed base in the replace group, since an overlay over a failing slab fails fast, while moderate cracking, flaking or slight unevenness can usually be resurfaced once it's repaired. One overlay maker also says its product isn't meant for strong chemicals, spots that sit underwater now and then, or water pushing up from below.

• Will old cracks show through new concrete resurfacing?

  They can. One overlay maker says random cracks in the old slab may show through the cured overlay even after they've been repaired, and carrying the slab's control joints, the straight cut lines that guide where it cracks, up through the new layer helps limit that. I'll tell you at the estimate which of your cracks I'd expect to show.

• How much does concrete resurfacing cost in Olympia Heights?

  Your price comes mostly from the shape your slab is in, because cracks, flaking and low spots get repaired before the overlay goes on and that repair adds to the cost. Prep moves it too, since it can run from a high-pressure wash to grinding, scarifying or shot blasting depending on what's on the surface and how rough the overlay needs it, and so do the size of the area and a plain or stamped finish. I give you a written figure after I see the slab.

• When is the best time to resurface concrete?

  When the air and the slab are both between 45 and 85°F, which is the range one overlay maker sets for mixing and installing its product unless the site can be adjusted for extremes. That maker also says new concrete has to be fully cured before its overlay goes on, so a fresh slab waits, and we set the install day with both in mind.

• Do I need a permit to resurface concrete in Olympia Heights?

  For an inside floor on property the county covers, resurfacing is on Miami-Dade County's list of work that doesn't need a permit, but an outdoor slab isn't settled by its lists. The county's paving permit covers new or replaced slabs, driveways and pool decks, and if your slab turns out to need replacing, skipping it matters, because the county charges a $500 civil penalty when a hard surface is installed, replaced or expanded at a single-family home without plan approval. A stamped driveway under a county permit also needs a covenant recorded with the county clerk.

• How do I know if the county or my city handles my concrete permit?

  Check your property's folio number, because the county only handles permits for folios that start with "30", which means unincorporated Miami-Dade County. Anything else sits in a city with its own building official, and the Property Appraiser can tell you which one, while the county's permit page explains how applying works. We sort this out before we schedule, so send the folio along if you have it.