Flooring contractor in The Hammocks - garage and patio floors prepped for damp ground
Westmark Epoxy Floors of Olympia Heights coats, seals and refinishes concrete floors in The Hammocks, from garage floors and patios to pool decks and shop floors, with the slab ground and prepped before any coating goes down.
- Fully licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Homes, garages and patios across The Hammocks
The Hammocks is a planned community on the west side of Miami-Dade County, running from SW 88th Street down to SW 120th Street and from SW 137th Avenue out to SW 177th Avenue. Because it was planned, a lot of streets have homes and townhouses built in a similar style, so we see the same kinds of slabs again and again: attached garages with bare or worn concrete, screened patios, and pool decks out back that have taken years of sun. The calls we get here look a lot like the ones from Kendale Lakes and Kendall, mostly garage floors and patios with some pool deck work in between.
The ground is what shapes the job here. Miami-Dade sits close to sea level with its underground water just below the surface, and after a big rain the water sometimes has nowhere to drain, so moisture can work up into a slab and lift a coating laid over it. That's why I check the concrete before I recommend anything.
What we sort out before a job in The Hammocks
The first thing we settle is which office covers your property, because in unincorporated Miami-Dade the county's Regulatory and Economic Resources department issues building permits, while inside a city's limits the city's own building official does. Before we schedule, we find out which one is yours, and if the job needs a permit we apply for it as the licensed contractor and handle the paperwork and inspections, so your start date waits on that approval. Two things are worth checking on any contractor you hire. The state licensing board shows whether a license is certified, which is good anywhere in Florida, or registered, which only counts where the holder has a local certificate of competency. Miami-Dade also requires a business tax receipt for every place of business, even a one-person shop, good for one year, and a business inside a city needs a city receipt on top of the county one.
We're a flooring contractor based in Olympia Heights, a short drive away, and we're fully licensed and insured. Satisfaction guaranteed on every job. What moves the price is mostly the slab and the coating system that fits how you use the space, and what moves the schedule is the permit, if there is one, and how much prep the concrete needs. I give you your own number in a written estimate after I've seen the floor.
Get a written floor estimate at your home in The Hammocks
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 house in The Hammocks myself, look at the slab and leave you a free written estimate. No pressure, no obligation.
Call (786) 408-1023Services in The Hammocks, FL
Garage Floor Coatings
Garages here often double as gyms or storage, and bare concrete dusts and stains. We grind the slab and coat it so it cleans with a mop.
Polyaspartic Floor Coatings
Families here can't always give up the garage for days, and polyaspartic cures faster than standard epoxy. We use it when you need the space back quickly.
Concrete Sealing
Patios here take rain and sun all year, and unsealed concrete stains and wears. Our concrete sealing protects it against water and stains.
Pool Deck Coatings & Resurfacing
Backyard pool decks here crack and fade after years of sun and splash-out. We repair the cracks and resurface the deck with a slip-resistant finish.
Concrete Grinding & Surface Preparation
Many slabs here carry old paint or sealer a new coating won't hold to. We grind to clean, open concrete so the next floor bonds.
Concrete Resurfacing & Overlays
Older patios and walkways here often show flaking and patched spots that sealing won't hide. We lay a thin overlay that gives the slab a fresh, even surface.
What happens after you call us in The Hammocks
Call or send the form
Reach us by phone or through the form, and we set a time for me to come out to your house. You don't need anything ready except access to the floor.
I inspect the slab in person
I check the concrete for cracks, old coatings and moisture, ask how you use the space, and leave you a written estimate. You see the full number in writing before anything is booked.
We prep and coat the floor
Once you say yes, we set the date, and our installers grind and repair the slab before the coating goes down. The county bars noisy construction equipment near homes between 8 p.m. and 7 a.m., so our grinding happens during the day.
We walk the finished floor
Before we pack up, I walk the floor with you and check the work together. I'd like you home for this part, since it's when you point out anything you want looked at.
Common questions
Does a flooring project under $7,500 need a permit in The Hammocks?
Qualifying work valued under $7,500 can go ahead without a building permit on single-family homes, duplexes, townhouses and their accessory structures, under a Florida law in effect since July 1, 2026. The exemption doesn't cover multi-family buildings or any property even partly in a flood hazard area, and electrical, plumbing, structural, mechanical and gas work still needs a permit at any price. Whether your floor qualifies is something we confirm with the office that covers your property before we schedule.
Which Florida Building Code edition applies to a permit in Miami-Dade?
Permit applications and plans submitted on or after December 31, 2026 have to meet the Ninth Edition of the Florida Building Code. If your floor needs a permit and we're applying close to that date, the day we submit decides which edition the plans follow, so I'll tell you which one applies when we set the schedule.
Do I have to raise my house if I redo the floors in a Miami-Dade flood zone?
Only if the county's 50% rule applies, which happens when an Elevation Certificate shows a flood zone house sits lower than the required elevation and the damage or improvements come to more than 50% of its market value. In that case the house has to be raised. A new floor counts as an improvement, so if it's part of a bigger remodel, look at the whole project's total and not the floor alone.
How much does it cost to coat a garage floor in The Hammocks?
Your cost comes down to the size of the floor, the shape the slab is in and the coating system you pick, and I put your number in a written estimate after I see the concrete. Grinding off old paint, filling cracks and dealing with moisture add to the prep, while a single-color coat costs less than a full flake or metallic finish. If a cheaper option fits how you use the garage, I'll tell you.
What causes garage floor epoxy to peel in South Florida?
Most peeling comes from prep, either a slab that wasn't ground open so the coating could grip, or moisture coming up through the concrete and pushing the coating off from below. With the water sitting so close under the ground here, as I mentioned above, moisture is the one I watch for, so we grind the slab and I check it before choosing a coating. If your slab isn't ready, I'll say so before we put anything down.
What is the best coating for a garage floor in the Florida sun?
For a garage that gets sun through an open door, I usually recommend a polyaspartic topcoat over the base, because standard epoxy can yellow under UV light while polyaspartic holds its color. Epoxy still makes a solid base and costs less, so a garage that stays closed most of the day can do fine with it. I'll tell you which fits once I've seen how the light hits your floor.
Tell us about your floor in The Hammocks
We answer until 11 PM on weekdays and from 6 AM on weekends, so you can call (786) 408-1023 after work or send the form and ask about your floor and whether it needs a permit.