Flooring contractor in Kendale Lakes - floors that hold up on older slabs
Westmark Epoxy Floors of Olympia Heights is a flooring contractor serving Kendale Lakes, FL. We grind, repair and coat concrete in garages, patios, pool decks and shops, and we lay polished, stained and epoxy floors inside the house.
- Fully licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Homes and garages across Kendale Lakes
Most houses in Kendale Lakes went up between the 1970s and the 1990s, a lot of them around 1980, so the slabs we work on here have had decades to collect paint, old sealer, tile glue and oil stains. The calls we get are mostly garages that have been storage rooms for years, patios and pool decks that have faded and cracked, and living areas where someone pulled up tile or carpet and wants to know what's underneath. It's the same mix we see nearby in The Hammocks, and it's close to home for us since we're based in Olympia Heights.
That age is what shapes the job here. An older slab usually has to be ground clean, patched and checked before anything goes on it, and that prep is where a floor holds up or fails.
Working in Kendale Lakes: permits, licenses and the ground under your slab
Kendale Lakes is an unincorporated part of Miami-Dade County, so any building permit for work here comes from the county's Building & Permits office. Before we schedule, I find out from the county whether your job needs one, and if it does, we apply as the licensed contractor and handle the paperwork and inspections, so your start date waits on that approval. With any contractor you're comparing, check for a state license where the work calls for one and for the county business tax receipt Miami-Dade requires for every place of business, which runs one year from October 1 to September 30. What moves the price here is mostly prep, such as how much old paint or tile glue has to come off and how many cracks need filling, then the size of the floor and the system you pick. The schedule turns on that same prep, any permit and the cure time between coats, and your written estimate gives you the number for your floor.
Ground-floor slabs here also deal with water from below. Miami-Dade sits close to sea level with groundwater just under the surface, and heavy rain sometimes has nowhere to drain, so a garage or patio slab can hold more moisture than it looks like. We test for that before we coat, because a tight film like epoxy over a damp slab tends to blister and lift, and if yours is wet I'll tell you straight and point you to a system that can handle it. It's the same check we run on older slabs over in Kendall and the other cities around us.
Get a free written floor estimate for your Kendale Lakes home
Send the form or call (786) 408-1023, and we'll reply within one business day to set a time. I come out to your Kendale Lakes house myself, look at the slab and leave you a free written estimate, with no pressure and no obligation.
Call (786) 408-1023Services in Kendale Lakes, FL
Garage Floor Coatings
Most garages here have spent decades as storage, with oil, paint and old sealer soaked in. We grind that off and lay a coating that wipes clean.
Concrete Floor Stripping & Removal
Pull up old tile in a house from around 1980 and you usually find tile mortar or black glue on the slab. We strip it to bare concrete first.
Stained Concrete Flooring
Once the carpet or tile comes up, plenty of slabs here are sound enough to finish as is. We color and seal them as stained concrete floors.
Pool Deck Coatings & Resurfacing
Older pool decks here have usually been patched and repainted, and the paint is often flaking. We take them back to sound concrete and resurface them.
Concrete Resurfacing & Overlays
Driveways and patios poured decades ago tend to show cracks, chips and worn spots. We repair the damage and lay a thin new concrete surface over it.
Concrete Sealing
Unsealed concrete on porches and walkways here soaks up water and stains. We clean and seal it so spills sit on top instead of soaking in.
What happens when you call us about a floor in Kendale Lakes
Call us or send the form
You call or send the form, and we set a time for me to come out to your house. Tell us what's on the floor now, such as bare concrete, old paint or tile, so I know what to look for.
I look at your slab
I come out myself, check the slab for old coatings, cracks and moisture, and ask how you use the space. You get a written estimate that shows the price and what's behind it, so you can decide without guessing.
We prep and coat the floor
Once you say yes, we set the date, and if the job needs a permit we have it before we start. Our installers do the prep and the coating, and the prep gets the most time because that's what decides whether the floor holds.
We walk the finished floor
Before we pack up, I walk the finished floor with you, so you go over it with the person who estimated it. Satisfaction guaranteed on every job.
Common questions
Does a small flooring job in Kendale Lakes need a permit?
Some small jobs on Kendale Lakes houses can skip a building permit, but only if they qualify under the county's permit exemption for projects valued under $7,500 and the owner or contractor files a written request through the county's portal with the contract showing the work and its value. That exemption covers single-family homes, duplexes, townhouses and accessory structures on those lots, not units in multi-family buildings or properties partly or fully in a flood hazard area, and electrical, plumbing, mechanical, gas and structural work need a permit at any price. Splitting a job into phases to stay under the limit isn't allowed, so we check with the county before we book your date and file whatever your job needs.
How do I check a flooring contractor's license in Florida?
Ask which state license they hold, because Florida requires one for anyone paid to build a structure, structurally alter load-bearing walls, or do plumbing or air conditioning work. A certified license is good anywhere in the state, but a registered one only lets the holder work where they have a local certificate of competency, so make sure it covers Miami-Dade. We're fully licensed and insured.
How much does it cost to coat a garage floor in Kendale Lakes?
The cost comes down mostly to how much prep your slab needs, then its size and the system you choose, and your written estimate gives you the number for yours. On a slab from around 1980, grinding off old paint, sealer or tile glue and filling cracks can take more of the job than the coating does. A clear sealer or a stain costs less than a full flake epoxy or polyaspartic system, and if the cheaper option fits how you use the garage, I'll tell you.
What causes epoxy to peel off a garage floor in Kendale Lakes?
Peeling usually comes from a slab that wasn't ground clean before coating, moisture pushing up from below, or both. With groundwater as close to the surface as it is here, a damp slab is common, so we grind to bare concrete and test for moisture before anything goes down. If an old coating is already lifting, we strip it all off rather than coat over it, because a new coat only holds as well as what's under it.
Which Florida Building Code applies to a Miami-Dade permit filed in December 2026?
Permit applications and plans submitted to Miami-Dade on or after December 31, 2026 have to meet the Ninth Edition of the Florida Building Code, and so do portal filings made after 4 PM on December 30. If your floor job needs a permit and we're filing near the end of the year, that cutoff decides which edition the job follows, and we handle the filing so you don't have to track it.
What happens to a floor job in Kendale Lakes during hurricane season?
If the job is under a permit, the county requires the permit holder to post a storm placard on site from June 1 to November 30 and to secure loose jobsite items once a tropical storm or hurricane watch or warning is issued. We take care of both as the permit holder, and when a storm is on the way we'd rather move the date than rush a coat ahead of it.
Plan your Kendale Lakes floor with us
We answer the phone until 11 PM on weekdays and from 6 AM on weekends, so call (786) 408-1023 or send the form whenever it suits you.