J. Perry & Sons is the general contractor for concrete restoration on balconies, walkways and stairs for condo associations, HOAs and homeowners in Broward and Palm Beach counties. We manage the full sequence: demo of the failed finish, spall and rebar repair to the engineer's specification, waterproofing, and a new tile, stone or paver finish. Structural design is by the engineer of record; we build to it. See all renovation services or read the balcony concrete spalling repair guide.
Concrete Restoration Cost in South Florida: $35–$70 per sq ft for the full balcony package
| Scope | Typical size | Installed range |
|---|---|---|
| Remove existing balcony tile and thinset, haul away | 60–150 sq ft balcony | $3–$5 per sq ft |
| Spall repair: chip back, clean and coat rebar, repair mortar | per sq ft of repaired area | $60–$150 per sq ft repaired |
| Slab edge and underside repair, formed | per linear foot | $90–$200 per lin ft |
| Waterproofing membrane, flashing, drip edge | 60–150 sq ft balcony | $8–$16 per sq ft |
| New porcelain tile or stone finish on balcony | 60–150 sq ft balcony | $20–$30 per sq ft |
| Full balcony package: demo, typical spall repair, waterproofing, tile | 100 sq ft balcony | $3,500–$7,000 |
| Exterior walkway or stair restoration with new finish | 200–600 sq ft | $35–$70 per sq ft |
Spall repair is priced per square foot of concrete actually repaired. The engineer's survey sets the expected quantity and we bill against unit prices, so the association pays for what is found. Railings, door thresholds and edge stucco are listed separately.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.
Repair systems and finish options
Repair mortars. Polymer-modified, shrinkage-compensated repair mortars applied in lifts to the depth the engineer specifies. Exposed rebar is cleaned to bare metal and coated with an anti-corrosion primer first. Where section loss exceeds the engineer's limit, bars are supplemented per the drawings.
Waterproofing under tile. A fluid-applied or bonded sheet membrane over the repaired slab, turned up at the wall and threshold and tied into a metal drip edge. The engineer's spec and the tile system decide which. More in balcony waterproofing under tile.
Traffic coatings. For walkways and balconies that will not get tile, a multi-coat urethane traffic coating with a textured wear layer, re-coated every several years.
Porcelain tile and stone finishes. Large-format exterior-rated porcelain is the common finish: light, which matters for weight limits, and non-absorbent. Natural stone is possible where the association allows the weight. See the balcony waterproofing and tile page.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of the damage and the engineer's report if you have one and we'll return a range the same day.
How we restore a balcony or walkway
- Engineer's survey and scope. The engineer of record sounds the concrete, maps spalls and cracks, and issues drawings and a specification. We price against that document.
- Permit and notices. We pull the building permit on the engineer's signed and sealed drawings. The association notices residents; we set the schedule, access plan and protection for units below.
- Demolition. Tile, thinset, old membrane and failed coatings come off to clean concrete. Debris is lowered or chuted, not carried through units.
- Chip back and clean. Deteriorated concrete is removed to sound material behind the rebar, edges saw-cut square, bars cleaned to bare metal.
- Engineer's inspection. The engineer verifies the removal and rebar condition before any mortar is placed. Added repairs are documented with photos and quantities.
- Rebar treatment and repair mortar. Anti-corrosion coating on the steel, bonding agent, and repair mortar placed in lifts, formed at edges and undersides.
- Slope and leveling. The slab is checked for drainage away from the door and re-sloped with a topping where the engineer allows.
- Waterproofing. Membrane applied to the full slab, turned up at walls and threshold, tied into the drip edge and flood-tested or inspected per spec.
- Finish. Tile set in exterior-rated mortar with perimeter and field movement joints, or a traffic coating in coats. Railings reinstalled and sealed at the posts.
- Final inspection and closeout. Building department and engineer sign off; the association receives a closeout package with photos and quantities.
Concrete restoration in Broward and Palm Beach: salt, rain and recertification
Why balconies spall here. Salt air carries chlorides into the concrete, and rain through cracked tile and failed caulk keeps the slab wet. The rebar rusts, expands and pops the concrete off. Coastal buildings see it first; every building eventually does.
Milestone inspections and recertification. Florida's condo structural inspection law and the Broward and Miami-Dade recertification programs mean most associations now work from an engineer's report with a repair list and a deadline. We bid against those reports. Details in 40-year recertification balcony and walkway repairs.
Weight limits. Many associations limit finish weight on balconies. Porcelain tile at roughly 4–5 pounds per square foot with thinset is usually within limits; thick stone or a mortar bed often is not. The engineer confirms allowable load first. See condo balcony tile replacement rules.
Hurricane season and rain. Repair mortar and membranes need dry concrete and a dry cure window. We schedule around afternoon storms and never leave open rebar exposed overnight. Winter and spring are the preferred season.
Related concrete restoration services
- Balcony waterproofing and tile: the membrane and finish system that goes on after repairs, for one balcony or a whole building.
- Stair tile and marble stairs: concrete stair restoration with a new tread and riser finish.
- Pavers: porcelain pavers on pedestals for roof decks and terraces.
- Painting: stucco repair and repaint of slab edges and walls after restoration.
What a concrete restoration estimate includes
Our written proposal for an association or homeowner itemizes the following:
- The engineer's report and drawings the price is based on
- Square footage of each balcony, walkway or stair
- Demolition and haul-away
- Spall repair unit prices per square foot and per linear foot of edge, with the engineer's estimated quantities
- Rebar cleaning, coating and supplemental steel per the drawings
- Waterproofing system, flashing and drip edge
- Finish: tile or stone and setting system, or traffic coating
- Railing removal and reinstallation, threshold and edge stucco repair
- Permit fees, engineer inspections, resident notices, protection of units below
- Schedule by building phase and workmanship warranty terms
Concrete restoration by city
Broward County Balcony and walkway tile in Fort Lauderdale · Balcony and walkway tile in Hollywood · Balcony and walkway tile in Davie · Balcony and walkway tile in Tamarac · Balcony and walkway tile in Weston · Balcony and walkway tile in Pembroke Pines · Balcony and walkway tile in Miramar · Balcony and walkway tile in Pompano Beach · Balcony and walkway tile in Parkland · Balcony and walkway tile in Southwest Ranches
Palm Beach County Balcony and walkway tile in Boca Raton · Balcony and walkway tile in Delray Beach · Balcony and walkway tile in West Palm Beach · Balcony and walkway tile in Palm Beach Gardens · Balcony and walkway tile in Boynton Beach · Balcony and walkway tile in Wellington · Balcony and walkway tile in Jupiter
Miami-Dade County Balcony and walkway tile in Miami · Balcony and walkway tile in Miami Beach · Balcony and walkway tile in Coral Gables · Balcony and walkway tile in Aventura
Planning guides: Balcony concrete spalling repair · 40-year recertification repairs · Balcony waterproofing under tile · Condo balcony tile replacement rules · Concrete stair restoration and tile · Condo common-area renovation approval
Concrete restoration — FAQ
How much does balcony concrete restoration cost in South Florida? A full package of demo, typical spall repair, waterproofing and new porcelain tile runs $35–$70 per square foot, or $3,500–$7,000 for a 100 sq ft balcony. Spall repair is billed at $60–$150 per square foot of concrete repaired.
Do we need an engineer for balcony repairs? Yes. Structural concrete repair in Broward and Palm Beach is permitted on signed and sealed engineer's drawings, and the engineer inspects before repairs are placed. We build to the engineer of record's design; we do not design the repair.
Can the balcony be tiled again after repair? Yes, if the weight limit and the engineer allow it. Exterior-rated porcelain over a bonded membrane is the standard finish and is light enough for most buildings.
How long does a balcony restoration take? Two to four weeks per balcony stack, depending on the extent of spalling and cure times. Whole-building projects are phased by elevation.
Who pays for repairs found after the survey? The association, at the unit prices in the contract. Concrete that sounds solid can be deteriorated underneath, so every added repair is documented with photos and verified by the engineer.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward and Palm Beach counties.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.