Flooring Contractor in Tamiami, FL - Garage and Concrete Floors, Prep Done Right
Westmark Epoxy Floors of Olympia Heights is a flooring contractor based in Olympia Heights and working in Tamiami, FL. We grind, coat, polish and seal concrete floors in garages, homes, shops and warehouses.
- Fully licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Garages, homes and shops across Tamiami
Tamiami sits on the west side of Miami-Dade County, west of downtown Miami, with Westchester along its east side and Westwood Lakes to the southeast. On our jobs here it's mostly single-family houses on concrete slabs, a lot of them with an attached garage, plus townhouses and the shops and warehouse bays along the busier roads. Homeowners here usually call about the garage, and businesses call when a worn floor needs redoing.
Many of these slabs have years of cars, paint and old coatings on them, and that history decides how much grinding a floor needs before anything new goes on. Under them, the county sits close to sea level with its ground water just below the surface, so moisture coming up through the slab is something we plan for here.
Working in Tamiami starts with the right permit office
The first thing we sort out on a Tamiami job is which office covers your property, because Miami-Dade County handles permits in unincorporated areas and each city's Building Official handles them inside its own limits. A folio, your property number, that starts with "30" means the county, and the Property Appraiser can show you which city a property is in. We settle that before we pick a date, so a permit question doesn't stall the job once it's started. Only licensed contractors or owner-builders can pull a county building permit, and we're fully licensed and insured, so when a job needs one we apply for it and handle the paperwork and inspections. To check any contractor, the state licensing board says a certified license works statewide, while a registered one only covers the cities or counties where the holder has a local trade license. A business based in a city also needs both that city's business tax receipt and the county's, and the county's runs one year and expires September 30.
What moves the price is mostly the slab you have and the system you pick, and the schedule turns on the same prep, the coating's cure, the weather and any permit. You get your own figure in the written estimate I leave after I've seen the floor. Tamiami garages and slabs look a lot like the ones we work on just south of here in Kendale Lakes, so I usually know what to look for before I get there.
Get a written estimate for your Tamiami floor
We reply within one business day and set a time for me to come out to your Tamiami property. I look at the slab, ask how you use the space and leave you a free written estimate, with no pressure and no obligation.
Call (786) 408-1023Services in Tamiami, FL
Garage Floor Coatings
Tamiami garages often double as storage and workshop space, and bare concrete stains and dusts. We grind the slab and lay a flake coating that wipes clean.
Polished Concrete Flooring
When the tile comes up on a Tamiami slab, polished concrete gives a hard, glossy floor with nothing to peel. We grind it in stages and seal it.
Concrete Grinding & Surface Preparation
Older Tamiami slabs often have cracks and oil stains a coating won't stick over. We grind to clean concrete and fill cracks so the coating grabs.
Concrete Floor Stripping & Removal
When an old coating in a Tamiami garage is peeling in sheets, a new layer on top just traps the problem. We strip it to bare concrete first.
Commercial & Industrial Epoxy Floor Coatings
Shops and warehouse bays around Tamiami take forklift traffic, spills and steady wear. We lay heavier epoxy systems built for that and plan the work around your hours.
Pool Deck Coatings & Resurfacing
Pool decks behind Tamiami homes crack, fade and get hot underfoot in the sun. We fix the cracks and resurface with a coating made for wet feet.
How it goes when you call us about a Tamiami floor
Call or send the form
Call (786) 408-1023 or send the form and tell us about the floor and how you use it. We set a time for me to come out, and it helps if you're home so we can look at it together.
I come look at the slab
I check the concrete for cracks, old coatings and oil, and ask how you use the space. Then I leave you a written estimate, so you have the number in hand before you agree to anything.
We set a date and prep
Once you say yes, we set the date and our installers do the grinding, repairs and coating. The prep gets the time it needs, because that's the part that decides whether the floor holds up.
I walk the floor with you
When the coating is done, I walk the finished floor with you before we pack up. Satisfaction guaranteed on every job.
Common questions
Do I need a permit to coat my garage floor in Tamiami, FL?
Resurfacing a floor is on Miami-Dade County's list of work that doesn't need a building permit, but I confirm it for your property before we schedule. If your property falls under a city, or the floor is part of bigger work, the answer can change, and when a permit is needed we take care of it.
How do I find out if my Tamiami home is in a flood zone?
Check the latest National Flood Hazard Layer, or email the county's Floodplain program at DERMWaterMgmt@miamidade.gov for a flood zone determination. It matters because under the county's small project permit exemptions, work valued under $7,500 may qualify for a simplified process with no building permit, but not on a property partly or entirely in a flood hazard area. Those exemptions cover only single-family homes, duplexes, townhouses and their accessory structures, and electrical, plumbing, structural, mechanical and gas work still needs a permit.
How much does an epoxy garage floor cost in Tamiami?
There's no fair number until I've seen the slab, because the prep is the biggest swing in the price and it changes from floor to floor. A sound, bare slab with a flake coat sits at the low end. Stripping an old coating, grinding out oil, filling cracks, a bigger floor, or a metallic or polyaspartic system all push it up.
What causes epoxy to peel off a garage floor in Miami-Dade?
Usually it's rushed prep, a coating rolled onto concrete that was never ground clean, so it never bonded. Around here moisture is the other cause, since the ground water sits close under these slabs and can push up and lift a coating from underneath. That's why we grind the slab to clean concrete and test it for moisture before we coat.
Can you coat a floor in Tamiami during hurricane season?
Yes, we work through hurricane season, though a storm watch can move your date. When a job carries a county permit, the county requires a Tropical Storm/Hurricane Placard posted on the jobsite from June 1 through November 30, and during a watch or warning permit holders have to fasten down or remove anything hazardous. If a storm is coming, I'd rather push your date than coat a floor with the site half secured.
Should I coat or just seal an older concrete floor in Tamiami?
If the slab is sound and you mostly want it to stop dusting and staining, sealing is often the better buy, and I'll tell you so. A coating makes sense when you want a floor that cleans up easily and stands up to hot tires, tools and spills, but it only holds if the prep is done right, so it costs more. I'd rather sell you the cheaper floor that fits than a coating that won't last on your slab.
Get your Tamiami floor looked at
Have your folio number handy when you call (786) 408-1023 or send the form, so we can tell which office covers your property before I come out.