J. Perry & Sons restores exterior and common-area concrete stairs for condo associations, HOAs, property managers and homeowners in Broward and Palm Beach counties. As the concrete restoration contractor on the job we demo the failed finish, repair spalled treads, nosings and landings to the engineer's specification, add reinforcement where it is called for, waterproof, and set a new porcelain, stone or coated finish. A typical exterior stair restoration with a new finish runs $35–$70 per square foot of tread, riser and landing area. Railing removal, repair and reinstallation is handled by our railing partner.
Concrete Stair Restoration Cost in South Florida: $35–$70 per sq ft with a new finish
| Scope | Typical size | Installed range |
|---|---|---|
| Remove existing stair tile, thinset and failed coating, haul away | 80–300 sq ft of tread and riser | $4–$7 per sq ft |
| Spall repair on treads, risers and landings: chip back, clean rebar, repair mortar | per sq ft repaired | $60–$150 per sq ft repaired |
| Nosing rebuild, formed, with edge reinforcement | per linear foot of nosing | $45–$110 per lin ft |
| Stringer, landing edge or underside repair, formed | per linear foot | $90–$200 per lin ft |
| Supplemental steel or carbon fiber at landings and stringers | per linear foot | $80–$150 per lin ft |
| Waterproofing or traffic coating on treads and landings | 80–300 sq ft | $8–$16 per sq ft |
| New porcelain tread and riser finish with slip-resistant nosing | 80–300 sq ft | $24–$40 per sq ft |
| Full exterior stair restoration: demo, typical repair, waterproofing, tile | one run, 12–16 treads with landing | $4,500–$12,000 |
Repair quantities come from the engineer's survey and are billed at unit prices, so the association pays for the concrete actually repaired. Railing work by our partner, new drains, and stucco on the stair walls are listed as separate lines. Interior marble and porcelain stair finishes on a sound structure are priced on the stair tile and marble stairs page.
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 stair finish options
Repair mortars for treads and nosings. Polymer-modified, shrinkage-compensated mortars placed in lifts to the depth the engineer specifies, with exposed bars cleaned to bare metal and primed first. Nosings are formed to a square or slightly radiused edge so the finish has a sound edge to sit on.
Edge and nosing reinforcement. Where the original nosing steel is gone, a small bar or welded wire is epoxy-anchored into the tread before the mortar goes on. Landings and stringers with section loss get supplemental steel or carbon fiber per the drawings.
Waterproofing and traffic coatings. A bonded membrane under tile, or a multi-coat urethane traffic coating with a textured wear layer on stairs that will not be tiled. Both turn up the riser and tie into the landing drain.
Porcelain treads and risers. Exterior-rated porcelain with a factory bullnose or a slip-resistant metal nosing is the standard finish for commercial and condo stairs. Light, non-absorbent and available in a wet-rated surface. See porcelain stair treads.
Natural stone treads. Granite, travertine or marble treads where the association allows the weight and wants the look. Honed or flamed finishes for traction outdoors.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of the stairs and the engineer's report if you have one and we'll return a range the same day.
How we restore a concrete stair
- Engineer's survey and scope. The engineer of record sounds the treads, risers, landings and stringers, maps spalls and cracks, and issues drawings and a specification. We price against that document.
- Permit, notices and access. We pull the building permit on the sealed drawings, the association notices residents, and we set a phasing plan so at least one stair or elevator stays in service.
- Railings off. Our railing partner removes the existing railings, labels them for reuse or measures for new, and caps the post holes.
- Demolition. Tile, thinset, coatings and loose concrete come off to sound material. Debris is bagged and lowered, not dragged down the stair.
- Chip back and clean. Deteriorated concrete is removed behind the rebar, edges saw-cut square, bars cleaned to bare metal and coated.
- Engineer's inspection. The engineer verifies removal depth and rebar condition before any mortar is placed. Added repairs are documented with photos and quantities.
- Reinforcement and repair mortar. Dowels, edge steel or carbon fiber installed per the drawings, bonding agent applied, mortar placed in lifts, nosings formed.
- Slope and drainage. Treads and landings are checked for drainage away from the building and corrected with a topping where the engineer allows.
- Waterproofing. Membrane or traffic coating applied to treads, risers and landings, turned up at walls and tied into drains.
- Finish and railings. Porcelain or stone treads and risers set in exterior-rated mortar with movement joints at landings and walls, nosings installed, then railings reinstalled and sealed at the posts by our partner. Final inspection and a closeout package with photos and quantities.
Stair restoration in Broward and Palm Beach: salt, traffic and code
Why stairs fail first. Treads and nosings take foot traffic, standing water and salt air at the same time. Thin concrete over the nosing bar cracks, water gets in, the bar rusts and the nosing lets go. Open exterior stairs on coastal buildings often show it before the balconies do.
Milestone inspections and recertification. Florida's condo structural inspection law and the Broward and Miami-Dade recertification programs put exterior stairs on the same engineer's report as balconies and walkways. We bid against those reports. More in 40-year recertification balcony and walkway repairs.
Code at the finish. Tread depth, riser height and nosing projection have to stay within code after the new finish goes on, which means the finish thickness is planned before the first tread is set. Slip resistance on exterior treads is checked against the product's wet rating. Railing height and baluster spacing are verified by our partner when the railings go back.
Hurricane season and rain. Repair mortar, membranes and coatings need dry concrete and a dry cure. We schedule around afternoon storms, cover open work and never leave exposed rebar overnight. Winter and spring are the preferred season for exterior stairs.
Condo and commercial scheduling. Stairs are egress. Work is phased one stair at a time, night or early morning where a business needs the entrance open, with temporary signage and protected paths agreed with the manager.
Related stair and concrete services
- Concrete restoration: balcony, walkway and slab edge repair under the same engineer's report.
- Stair tile and marble stairs: interior marble and porcelain stair finishes on a sound structure.
- Balcony waterproofing and tile: the membrane and tile system for the landings and walkways the stairs connect to.
- Condo lobby and common-area renovation: lobby, corridor and stair finishes for associations.
- Painting: stucco repair and repaint of stair walls, stringers and undersides after restoration.
Real stair work
In Boca Raton we finished a two-story foyer stair in marble-look porcelain treads and risers with a custom iron railing by our railing partner. The same sequence applies to an exterior concrete stair once the structure is repaired: nosings set true, treads and risers cut to the layout, railing posts set and sealed after the finish.
Stair restoration by city
Broward County Stair tile and concrete stair restoration in Fort Lauderdale · Stair tile and concrete stair restoration in Weston · Stair tile and concrete stair restoration in Parkland
Palm Beach County Stair tile and concrete stair restoration in Boca Raton · Stair tile and concrete stair restoration in West Palm Beach · Stair tile and concrete stair restoration in Delray Beach · Stair tile and concrete stair restoration in Wellington
Miami-Dade County Stair tile and concrete stair restoration in Miami
Planning guides: Concrete stair repair cost · Concrete stair restoration and new tile · Porcelain stair treads · Marble stair installation guide · 40-year recertification repairs · Balcony concrete spalling repair
Stair restoration — FAQ
How much does concrete stair restoration cost in South Florida? $35–$70 per square foot of tread, riser and landing for demo, typical spall repair, waterproofing and a new porcelain finish, or $4,500–$12,000 for one exterior run of 12–16 treads with a landing. Spall repair is billed at $60–$150 per square foot of concrete repaired.
Do we need an engineer to repair concrete stairs? Yes, for structural repair on a condo or commercial building. The permit is issued on signed and sealed drawings and the engineer inspects before mortar is placed. Replacing only the finish on sound concrete does not need a structural engineer.
Can you repair just the nosings? Yes. Nosing rebuild runs $45–$110 per linear foot with edge reinforcement. If the survey shows spalling across the treads as well, it is usually cheaper to do the run at once than to come back.
Who handles the railings? Our railing partner removes, repairs or replaces and reinstalls them as part of the schedule. Railing work is a separate line on the estimate.
How long is a stair out of service? Two to four weeks for one exterior run, depending on repair depth and cure times. Buildings with more than one stair are phased so an egress path is always open.
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.
Permits and compliance handled. J. Perry & Sons pulls the permit, schedules the inspections, and builds to the city and county codes that apply — Broward and Palm Beach municipal building departments, HVHZ requirements where they apply, and HOA/condo association rules. Licensed Florida general contractor CGC1540699.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.