Diagnosing deteriorated concrete and metal structures and engineering durable repairs and retrofits that restore capacity, stop further damage, and extend the service life of your structure.
Florida's coastal environment is hard on concrete. Moisture and chlorides drive corrosion of the embedded reinforcing steel, which expands and causes the concrete to crack, delaminate, and spall — most visibly on balconies, slabs, beams, columns, and parking structures. We evaluate the condition, identify the root cause, and design repairs that address the real problem rather than just covering it up.
We also repair and retrofit steel and other metal structures — treating corrosion and section loss, repairing or reinforcing members, connections, and welds, and retrofitting existing framing to carry new loads, support a change of use, or meet current code.
We start with a condition assessment to map the damage and determine why it is happening. From there we prepare a repair design with the right methods and materials, clear specifications, and detailed drawings your contractor can build from and the building department can approve. When needed, we coordinate the work with structural strengthening and with 30/40/50-year recertification so everything moves together. We can also observe the repairs during construction to confirm the work matches the design.
Spalling is when pieces of concrete crack, loosen and fall off, often exposing rusted steel bars. In Florida it is very common on balconies, slab edges, beams, columns, pool decks and parking structures.
Most spalling in Florida is caused by corrosion of the reinforcing steel. Moisture and chlorides from the salt air reach the steel, the rust expands, and the concrete cracks and breaks off.
Rust stains, bulging or hollow-sounding stucco or concrete, cracks that follow the line of the bars, and small pieces falling off. On balconies and ceilings, these signs should be checked soon.
It can be. Falling pieces are a hazard by themselves, and the corrosion behind them reduces the capacity of the reinforcing steel. It should be evaluated by an engineer, especially on balconies, beams, columns and overhead areas.
Thin surface cracks are usually cosmetic. Wide or growing cracks, slabs that sink or lift, or cracks near the pool shell or the house foundation should be looked at by an engineer to find the cause before repairing.
Structural repairs to beams, columns, slabs, balconies or walls generally require a permit with repair drawings signed and sealed by a Florida Professional Engineer, who defines the repair method and materials. Purely cosmetic patching may not, but the building department makes that decision.
Patching over corroded steel tends to crack again, because the corrosion keeps going underneath. A proper repair removes the damaged concrete around the steel, cleans or replaces the corroded bars, and restores the section with the right repair materials and protection.
Call the engineer first. The engineer finds the cause, defines what must be repaired and how, and prepares the drawings for the permit, so contractors can quote the same scope and the repair actually lasts.
Often, yes. Spalling and corrosion are among the most common findings in 30, 40 and 50-year recertification reports, and the repairs usually must be completed before the building can be certified. We design the repairs and coordinate them with the recertification.
Photos of the damage with something for scale, the address, the age of the building, and any previous reports or repair drawings. That lets us understand the scope before the site visit and send you a clear proposal.
Send us photos and a few details and we'll get you a clear assessment and proposal.
