Flooring contractor in Glenvar Heights - floors that hold up on midcentury slabs
Westmark Epoxy Floors of Olympia Heights is a flooring contractor coating, polishing and resurfacing concrete in Glenvar Heights, FL. We do garages, remodeled midcentury homes, condo units and pool decks, and we prep the slab right before anything goes down.
- Fully licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Midcentury houses and condos in Glenvar Heights
Most of the houses we see in Glenvar Heights are midcentury homes that have been remodeled at least once. They're mixed in with low- and mid-rise condos and some waterfront lots on the lakes and canals. A lot of those remodels left something on the floor, like tile mortar, carpet glue or a worn-out coating, and now and then we find the original terrazzo still under carpet. We run into the same kinds of floors next door in Coral Gables and Westchester.
That history shapes the job. On an older slab, the first question is what's already on it, so here we usually spend more time on removal and grinding than we would on a newer house.
Permits, licenses and older slabs in Glenvar Heights
Your property's folio number decides who handles a permit, and you can look it up on the Property Appraiser's search. If the folio starts with 30, Miami-Dade County serves the property, and anything inside a city's limits goes to that city's building official. Before we schedule, we find out which office covers you. If the job needs a permit, we apply for it as the licensed contractor and handle the paperwork and inspections, so the start date waits on that step and not on you. You can check any contractor's license on the state's contractor licensing portal. A certified license covers work anywhere in Florida, but a registered one only covers the cities or counties where the holder has a certificate of competency. The county also publishes what a contractor needs to do business here.
The price here mostly comes down to what's already on the slab. Old tile, glue or a failed coating has to come off, cracks need filling, and a metallic or terrazzo finish takes more labor than a flake garage floor, so two garages the same size can price very differently. The schedule turns on that same prep, any permit and the cure time the coating needs. Your written estimate gives you the price for your floor. Condo jobs usually add the building's own rules on work hours and parking. We're based in Olympia Heights, a short drive down Bird Road, and we do the same work in Fontainebleau and the other cities around us in Miami-Dade.
Get a written floor estimate for your Glenvar Heights home
Send the form or call (786) 408-1023, and we'll reply within one business day. I come out to your Glenvar Heights property myself, look at the slab and leave you a free written estimate. No pressure, no obligation.
Call (786) 408-1023Services in Glenvar Heights, FL
Garage Floor Coatings
Older garages here usually have stained, patched slabs soaked with years of oil. We grind that out, fill the cracks and lay a flake coating you can hose clean.
Metallic Epoxy Flooring
Remodeled midcentury homes here often have open rooms on bare slab. Metallic epoxy flooring gives those rooms a poured, marbled look, over a slab we flatten first.
Terrazzo Flooring
Some midcentury houses here still have their original terrazzo under carpet or tile. We pull the cover, repair the damage and polish it back instead of burying it again.
Concrete Floor Stripping & Removal
Each remodel here tends to leave a layer behind, from tile mortar to old glue and paint. We take it down to clean concrete so the next floor bonds.
Pool Deck Coatings & Resurfacing
Waterfront lots on the lakes and canals here often have pool decks that crack and turn slick. We repair the cracks and resurface the deck so it gives better footing.
Polyaspartic Floor Coatings
Owners of low- and mid-rise condo units here usually can't leave the place empty for long. Polyaspartic cures faster than epoxy, so you're back on the floor sooner.
How a floor job runs when you call us in Glenvar Heights
Call or send the form
Call (786) 408-1023 or send the form with your Glenvar Heights address and what the floor is for. We get back to you and set a time for me to come out.
I look at your slab
I come out myself, check the concrete for cracks, old coatings and moisture, and ask how you use the space, so it helps if you're home. You get a written estimate that spells out the prep and the price before you commit to anything.
We prep, then we coat
Once you say yes, we set the date, and our installers grind and repair the slab before any coating goes down. The county bars noisy construction equipment near homes between 8 p.m. and 7 a.m., so we schedule grinding outside those hours.
We walk the floor together
I walk the finished floor with you before we pack up, so you can look it over with me there to answer questions. I'll tell you when it's ready to walk on and when you can park on it.
Common questions
Do I need a permit to redo my floors in Glenvar Heights?
The county requires a building permit to make changes or repairs on the properties it serves, and we confirm whether your floor job counts before we put it on the calendar. The answer can change once old flooring comes up and we see what the job really is, which is why we check instead of guessing. The county's permit guide for homeowners covers the basics. If your folio points to a city, we check with that city's building official.
Can a small flooring job under $7,500 skip a permit in Miami-Dade?
It may, because a newer state law lets some work valued under $7,500 skip a building permit. It applies only to single-family homes, duplexes and townhouses, and the owner or contractor has to request the exemption through the county's permit exemption portal. Not every property of those types qualifies, and electrical, plumbing, structural, mechanical and gas work still needs a permit, so we check yours before counting on it.
Can I be my own contractor for a flooring job in Miami-Dade County?
Yes, the county lets homeowners act as owner-builders and serve as their own general contractor, though most work otherwise needs a licensed contractor. That puts the inspections, and any permit, in your name. On a coating, the hard part is the grinding and the moisture check, and that's where most do-it-yourself floors fail.
What causes epoxy garage floors to peel in Glenvar Heights?
Usually it's moisture coming up through the slab or prep that got rushed, and often both. The ground here sits close to sea level with the underground water just below the surface, so slabs can hold more moisture than people expect, and a coating rolled onto unground concrete has very little to grip. We check the slab and grind it open before anything goes down, and if it isn't ready, I'll tell you.
How much does an epoxy floor cost in Glenvar Heights?
It comes down to the size of the floor, the shape the slab is in and the system you pick, and I put your number in a written estimate after I see it. Removing old tile, glue or a failed coating and repairing cracks add the most, and a metallic or polyaspartic finish costs more than a standard flake garage floor. Sometimes a sealer or a polish fits you better for less, and I'll say so.
What is the best coating for a garage floor in Glenvar Heights?
For most garages here I'd pick a flake system, with colored chips broadcast into an epoxy base under a polyaspartic topcoat, because it hides dirt, gives grip and holds its color better than an epoxy topcoat when the door sits open to the sun. Straight polyaspartic cures faster but gives the crew less time to work it, so it takes experience to put down well. Either one only holds as well as the prep under it.
Send us your Glenvar Heights floor project
Call (786) 408-1023 or send the form with your address and what you want done, so I can find out which office covers your property before I come out.