Concrete and stucco restoration in South Florida — spall repair, crack injection, walkways
Atrium restores concrete and stucco on condominium, hotel and commercial buildings across Palm Beach, Broward and Miami-Dade counties: spall repair where reinforcement has rusted and pushed the concrete off, crack sealing, full stucco removal and re-application, and slab and walkway replacement. A concrete restoration in the company's records was $43,000. A 2026 hotel bid priced stucco re-application at $18 per square foot and crack repair from $4.50 to $15 per linear foot. A 500-square-foot walkway replacement is priced at $16,205.
Typical project range: $11,000 – $258,500 from the median of five concrete flatwork jobs since 2021 to the stucco section of a 2026 hotel restoration bid; a completed concrete restoration was $43,000.
Unit prices from a 2026 bid
Submitted in February 2026 to restore the exterior walls of a hotel in Boca Raton. The same rates apply to a condominium or an office building.
| Item | Unit | Price | System |
|---|---|---|---|
| Hairline crack repair, 1/32 to 1/8 inch | linear ft | $4.50 | Sto Flexible Crack Filler |
| Crack repair up to 3/8 inch | linear ft | $7.00 | Sto Seal STPE hybrid sealant |
| Wider cracks, routed and filled | linear ft | $15.00 | Sto repair mortar |
| Stucco removal and re-application | ft² | $18.00 | Sto Powerwall with crack-defense system |
| General conditions | lump sum | $60,000 | Supervision, protection, scheduling — on that project |
| Mobilization | lump sum | $25,000 | On that project |
| Demobilization and cleanup | lump sum | $15,000 | On that project |
On that bid: 12,000 ft² of re-stucco and 6,000 linear feet of crack repair, a stucco section of $258,500.
A walkway replacement, itemized
January 2026 proposal, 500 ft² concrete walkway, Miramar.
| Division | Scope | Amount |
|---|---|---|
| General conditions | Project management, protection of adjacent areas, daily cleanup | $1,400 |
| Demolition | Sawcut perimeter, break out slab, haul and dispose | $2,610 |
| Earthwork and base | Regrade and compact subgrade; 4-inch compacted crushed-rock base | $1,715 |
| Concrete | #3 rebar at 18 inches each way; 4,000 psi concrete, 4 inches; broom finish; sawcut control joints | $6,039 |
| Overhead and profit, contingency | 20% and 5% | $2,941 |
| Allowances | Permit and fees $500; subgrade remediation $1,000 | $1,500 |
| Total | $16,205 |
How a spall is repaired
| Step | What happens |
|---|---|
| Sounding survey | Every elevation is hammer-sounded and the hollow areas marked and measured |
| Removal | Delaminated concrete is chipped back to sound material, with a minimum clearance behind the steel |
| Steel treatment | Rust removed, the bar treated with a corrosion-inhibiting coating; badly lost section is supplemented |
| Rebuild | Polymer-modified repair mortar placed and cured to the original profile |
| Crack injection | Structural cracks epoxy-injected; moving cracks sealed with a flexible sealant |
| Coating | Elastomeric or acrylic finish once repairs have cured, as one continuous system |
Milestone inspections
Florida’s 2022 condominium safety law requires milestone structural inspections of buildings three stories and taller at thirty years, or twenty-five years within three miles of the coast, and a structural integrity reserve study. A phase-two report that finds spalling or exposed reinforcement is the starting point for a restoration scope — quantities from the engineer, unit prices from the table above, and the repaint priced as a second contract or a second phase of the same one.
License and insurance
Atrium Painting and Restoration Inc., Florida Certified Building Contractor CBC1264505. General liability $1,000,000 per occurrence, $2,000,000 aggregate. Work on occupied buildings is permitted and inspected by the engineer of record.
Sources
- Atrium bid schedule, hotel exterior wall restoration, Boca Raton, February 2026 — unit prices for stucco removal and re-application and three classes of crack repair; $258,500 stucco section; $100,000 general conditions
- Atrium proposal, concrete walkway replacement, Miramar, January 2026 — 500 ft², $16,205
- Atrium job records — concrete restoration, $43,000; five concrete flatwork jobs since 2021, median $11,000
Related questions
- What is spall repair and why does it come before painting?
- Spalling is concrete breaking away from the reinforcing steel inside it, because the steel has rusted and expanded. The repair removes the loose concrete, cleans and treats the steel, and rebuilds the section with a repair mortar. Painting over a spall hides it for a season; the steel keeps rusting and the patch falls off with the paint. A milestone inspection report that finds spalls is a restoration job first and a repaint second.
- How is concrete restoration priced?
- By unit. On a 2026 hotel exterior bid: stucco removal and re-application $18 per square foot, hairline cracks $4.50 per linear foot, cracks up to 3/8 inch $7 per linear foot, wider cracks $15 per linear foot, with general conditions, mobilization and demobilization as lump sums — $100,000 on that project. Quantities are estimated from a sounding survey and reconciled to what is actually found once the wall is opened.
- What does a concrete walkway or slab replacement cost?
- A January 2026 proposal to demolish and replace a 500-square-foot walkway is $16,205: sawcut and demolition, compacted crushed-rock base, #3 rebar at 18 inches each way, 4,000 psi concrete at 4 inches with a broom finish and sawcut control joints, plus a permit allowance and a subgrade allowance. That is about $32 per square foot including demolition.
- Do you work on parking garages?
- Yes — parking-garage concrete restoration is in the large-project range, alongside condominium and hotel facade restoration. Post-tensioned slabs, traffic coatings and expansion joints are engineered scopes, and a structural engineer's repair drawings come first.
- Who is licensed for this work?
- Atrium Painting and Restoration Inc. holds Florida Certified Building Contractor license CBC1264505. Concrete restoration on an occupied building is building work, done under that license and under a permit, with the engineer of record's inspections.