Flooring contractor in Sunset, FL - garage and epoxy floors built on real prep
Westmark Epoxy Floors of Olympia Heights is a flooring contractor coating garages, patios, pool decks and interior concrete in Sunset, FL. We grind the slab, fix what's wrong with it and lay down epoxy or polyaspartic that bonds to it.
- Fully licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Slab homes and garages across Sunset
Sunset sits about 11 miles southwest of downtown Miami, with Kendale Lakes, Westwood Lakes, Kendall, Glenvar Heights and Olympia Heights, where we're based, all along its edges. It's mostly single-family houses with an attached garage or carport, a patio out back and often a pool, and plenty of them have been around long enough to have had a floor or two laid over the original slab.
Nearly everything we coat here is a concrete slab poured right on the ground, so what's under it and what's been glued, painted or spilled on it decides the job more than the coating does.
Working in Sunset: permits, licenses and what sets the price
Sunset is a census-designated place in Miami-Dade County, so the first thing I sort out on a job here is which office covers your property. Every city in the county has its own Building Official for permits inside its limits, a folio that starts with "30" means unincorporated county, and the Property Appraiser can tell you which one your house falls under. If the job needs a permit, we apply for it as the licensed contractor and handle the paperwork and inspections, and that review gets built into the schedule. Only a licensed contractor or an owner-builder can pull a county permit, so look up anyone you hire on the state's DBPR licensing portal. A certified license covers work anywhere in Florida while a registered one covers only the cities or counties where the holder has a certificate of competency, and the business should also hold a county business tax receipt. We're fully licensed and insured.
We work in Sunset a lot, and the floors here look much like what we coat in Westwood Lakes and Kendale Lakes. The price moves with the size of the floor, how much prep the slab needs and the system you pick, from a solid color up to full flake, metallic or a fast-curing polyaspartic. The schedule turns on whether a permit is needed, how dry the slab is and the weather, and the written estimate I leave lists the prep and the coating so you can see where the money goes.
Get a free written estimate for your Sunset floor
Send the form or call (786) 408-1023, and we'll reply within one business day. I come out to your Sunset home myself, look at the slab and leave you a free written estimate, with no pressure and no obligation.
Call (786) 408-1023Services in Sunset, FL
Garage Floor Coatings
Sunset garages often double as workshops, so slabs carry oil stains and tire marks. We grind them clean and lay a flake coating that wipes down easily.
Polyaspartic Floor Coatings
If you can't give up the garage for long, a polyaspartic coating cures faster than epoxy. It also holds its color better in sun through an open door.
Pool Deck Coatings & Resurfacing
Pool decks here take sun, chlorine and heavy rain, and old coatings start to flake and get slick. We strip what's failing and resurface with a textured finish.
Concrete Floor Stripping & Removal
Older houses here often hide tile or carpet glue on the slab. We strip it to bare slab so the new floor bonds to concrete, not glue.
Polished Concrete Flooring
Once tile comes up in a slab home, the concrete underneath can be the floor. We grind and polish it into a hard surface that stays cool underfoot.
Concrete Grinding & Surface Preparation
Many peeling floors we see nearby were coated over paint or sealer. We grind the slab open first so the new coating grabs bare, sound concrete.
What happens after you call us about a floor in Sunset
Call or send the form
Tell us which floor you want done and how you use it, and we'll set a time for me to come out. Plan to be home for the visit so we can walk the space together.
I look at the slab myself
I check for cracks, old coatings, adhesive and moisture, then leave you a written estimate that spells out the prep and the coating. You see the full price before anything goes on the calendar.
We set the date and prep
Once you say yes, we set the date, and if the job needs a permit we apply for it first. Our installers grind and repair the slab before any coating goes down, because that's what decides how long the floor lasts.
We walk the floor together
Before we pack up, I walk the finished floor with you and go over when it's ready for foot traffic and cars. Satisfaction guaranteed on every job.
Common questions
Do I need a permit to coat my garage floor in Sunset, FL?
We settle that before we schedule by checking your job against the county's list of work that needs no permit and confirming which office covers your property. If a permit is needed and the work is worth more than $2,500, a Notice of Commencement has to be recorded with the Clerk of Court's Office before inspections, and we walk you through it along with the rest of the paperwork.
Can a home project under $7,500 skip a building permit in Miami-Dade County?
Some can, the county says, but only on single-family homes, duplexes, townhouses and the accessory structures on them, and only outside a flood hazard area. Electrical, plumbing, structural, mechanical and gas work still needs a permit at any price, and you can't split a project into smaller phases to stay under the line. I'd rather check than guess, because work done without a needed permit may have to be uncovered for inspection, and a violation notice doubles the permit fees.
How do I check if my house in Sunset is in a flood zone?
Look up your address on the county's Flood Zone Maps tool, which shows whether a home lies in a Special Flood Hazard Area. For the official flood zone, call 305-372-6466 or ask your insurance agent. It matters for a floor job because the under-$7,500 permit exemption doesn't apply inside a flood hazard area.
What causes epoxy garage floors to peel in South Florida?
Usually it's rushed prep or moisture coming up through the slab. Miami-Dade sits close to sea level with groundwater just below the surface, so a slab poured on the ground can hold more moisture than a coating will put up with. I check the slab before I quote, and if it isn't ready I'll tell you straight instead of coating over the problem.
How much does an epoxy garage floor cost in Sunset, FL?
It comes down to the size of the floor, how much prep the slab needs and which coating you choose, so I give you a written number after I've seen it. Cracks, old paint, tile adhesive and moisture all add prep time, while a solid color costs less than full flake or metallic, and polyaspartic usually runs higher than epoxy. If a cheaper option fits how you use the space, I'll say so.
What is the best way to plan a floor coating around hurricane season in Miami-Dade?
Leave some room in the schedule, because hurricane season runs from June 1 to November 30 and heavy rain sometimes leaves water with nowhere to drain. A coating needs a dry slab and steady conditions to cure, so we watch the forecast and move the date if a storm is coming instead of rushing the job.
Book a slab check for your Sunset home
We answer from 8 AM to 11 PM on weekdays and 6 AM to 10 PM on weekends, so call (786) 408-1023 or send the form whenever it suits you.