Licensed Florida GC · SB 4-D Compliant · Engineer-Stamped Closeout
Concrete Restoration
Contractor Miami
Spalling repair, rebar corrosion treatment, crack injection, and traffic coatings — under a licensed GC permit with engineer-stamped closeout documentation across Miami-Dade, Broward, and Palm Beach.
ICRI Compliant · SB 4-D Milestone Documentation · Occupied Structures
Scope of Work
What BAM Restores Under
a Single GC Permit
Every repair type below is self-performed — not subcontracted — and delivered under one permit applicant, one engineer of record, and one county closeout package.
Spalling Repair
Full-depth concrete removal to sound substrate, rebar cleaning and coating, and polymer-modified patch restoration to ICRI 310 standards. Sounding survey maps full delamination extent before mobilization.
Rebar Corrosion Treatment
Mechanical cleaning to SSPC-SP 6 or SP 10 standard, application of zinc-rich corrosion-inhibiting primer, and epoxy coating — eliminating active corrosion before patch application. Without this step, patch failure restarts within 3–5 years.
Crack Injection & Routing
Epoxy injection for structural cracks (width < 0.020 in) and polyurethane injection for live or water-active cracks. Routed and sealed for non-structural surface cracking. Injection report documents each port location and cure confirmation.
Traffic & Deck Coatings
Vehicular-rated and pedestrian-rated traffic coating systems: primer, base membrane, broadcast aggregate, and topcoat. Applied to parking decks, exposed balcony slabs, and roof terraces. Waterproofing integral to the system — not a separate application.
Expansion Joint Replacement
Traffic-rated compression seal, strip seal, and silicone joint replacement. Joint type selected by the engineer of record based on movement capacity and load classification. Replacement integrated into the deck coating scope to eliminate secondary mobilization.
SB 4-D Milestone Scope
Structural assessment with Phase 1 county report, repair scope under structural permit, execution, and engineer-stamped closeout package — all under one engagement. The same GC that writes the scope pulls the permit and delivers the closeout. No handoff to a second contractor.
Why a Bonded GC
The Permit Is the Deliverable.
Not Just the Work.
When a Miami-Dade or Broward county inspector returns an SB 4-D unsatisfactory finding, the document that closes it is a licensed GC permit with an engineer-stamped closeout. A specialty concrete contractor's invoice is not that document — regardless of how good the work is.
BAM's Florida-registered structural engineers are on staff. They produce stamped drawings, sign the engineer-of-record block on the permit application, and issue the final compliance certification. The same GC that assesses the structure pulls the permit and delivers the closeout package to the county portal.
Lenders, HOA boards, and property managers all receive the same structured file: permit closeout, as-built drawings, test reports, and compliance certification — formatted for county submission and archiving.
Interactive
Why Surface Patching
Without Rebar Treatment Fails
Chloride penetration reaches embedded rebar 8–15 years after construction in coastal Miami-Dade — years before spalling becomes visible at the surface. A patch applied over corroding rebar faces from below from the moment of placement.
Once active corrosion is established, the rebar expands to 6–8× its original volume — generating internal tensile stress that fractures the new patch within 3–5 years. Rebar treatment (SSPC-SP 10 cleaning + zinc-rich primer + epoxy) is not optional on coastal concrete repair.
Hover the panel to simulate chloride exposure
Budget Reference
Indicative Cost Ranges — Concrete Restoration
Ranges reflect completed BAM projects in Miami-Dade, Broward, and Palm Beach. All pricing follows on-site structural assessment. Engineering, permitting, and SB 4-D documentation are included in the GC contract — not billed as separate line items.
| Repair Type | Indicative Range | Unit / Notes |
|---|---|---|
| Spalling Repair — Low Density | $28 – $42 | Per SF. < 15% deck area; includes rebar treatment |
| Spalling Repair — High Density | $42 – $65 | Per SF. 15–40%+ deck area; mobilization efficiency drops |
| Crack Injection (Epoxy) | $18 – $30 | Per LF. Structural cracks; includes port placement and cure report |
| Crack Injection (Polyurethane) | $28 – $42 | Per LF. Water-active or live cracks; flexible sealant |
| Traffic Coating — Vehicular | $6.50 – $9 | Per SF. Primer + base membrane + aggregate + topcoat |
| Traffic Coating — Pedestrian | $4.50 – $6.50 | Per SF. Balcony decks, walkways, and pool decks |
| Expansion Joint Replacement | $95 – $220 | Per LF. Compression seal or strip seal; traffic-rated |
| SB 4-D Phase 1 Assessment | $3,500 – $9,500 | Flat fee. FL engineer, sounding survey, county-formatted report |
All ranges are illustrative starting points — not fixed bids. Final scope and pricing require on-site assessment. Permitting fees, engineering, and ICRI documentation are included in the BAM contract, not billed separately.
How We Work
Assessment to Closeout.
One GC Contract.
The same engineer who assesses the substrate produces the stamped drawings, appears on the permit, and signs the closeout certification. No handoff gaps.
Structural Assessment & Sounding Survey
BAM's Florida-registered structural engineer conducts visual inspection, sounding (hammer tapping) to map delamination extent, and core sampling where warranted. For SB 4-D milestone buildings, assessment output is formatted to county Phase 1 submission standards with compliance timeline documentation for the HOA board or property manager.
Stamped Drawings & Repair Scope
In-house structural engineers produce stamped repair drawings derived from assessment findings — not a pre-packaged spec sheet. Scope of work is line-itemized by repair type, area, and phase. Cost table is formatted for board presentation and lender documentation before contract execution.
GC Permit Submission
BAM submits the structural permit application with stamped drawings in-house. For projects with DERM or SFWMD scope, all permit applications are filed simultaneously — not sequentially. BAM responds to agency RFIs directly. Permit approval timeline: typically 4–10 weeks for Miami-Dade structural permits.
Phased Execution — Occupied Structures
Work is sequenced by zone or deck level to keep occupied buildings operational. Residential towers and condominiums receive balcony-by-balcony or floor-by-floor scheduling coordinated with the property manager before mobilization. Noise, access, and dust protocols are established in the construction schedule delivered to the board prior to contract execution. BAM self-performs concrete work — no sub handoff.
Engineer-Stamped Closeout Package
Final package includes: permit sign-off, as-built drawings, material test reports, crack injection port logs, ICRI compliance documentation, and — for SB 4-D properties — the engineer-stamped compliance certification required for county acceptance. Delivered to property manager, uploaded to county portal, and archived for lender or board records.
Capability Comparison
What a Concrete Sub Delivers.
What a Bonded GC Delivers.
When the scope requires a building permit, an engineer of record, and a county-accepted closeout file, the contractor on the permit is the deciding factor — not the quality of the concrete work.
| Requirement | Concrete Sub | BAM — Bonded GC |
|---|---|---|
| Pull GC-level structural building permit | No | Yes |
| Florida-registered structural engineer on staff | Rarely | Yes |
| Serve as engineer of record on the permit | No | Yes |
| Deliver county-accepted SB 4-D closeout | No | Yes |
| Produce stamped drawings in-house | No | Yes |
| Self-perform repair (no sub handoff) | Yes | Yes |
| Submit ICRI-compliant repair documentation | Sometimes | Yes |
| DOD-grade QC documentation on record | No | Yes — CPARS |
A specialty concrete contractor can produce quality work. Only a licensed GC with an in-house engineer of record can close a county milestone finding and deliver the permit closeout a lender or HOA board requires.
Common Questions
What HOA Boards and Property
Managers Ask
Yes, for structural concrete repair. Florida Building Code requires a licensed GC permit for structural repair work that affects load-bearing elements or involves removal of concrete cover over reinforcing steel — which describes virtually all spalling and delamination repair work on occupied residential buildings. An HOA that hires a concrete sub directly for this scope either proceeds without a permit (creating liability) or requires the sub to be licensed as a GC, which most concrete-only contractors are not.
No — not in coastal Miami-Dade. Once chloride ions reach the rebar and active corrosion is established, the corrosion cell is electrochemical and self-sustaining. A concrete patch placed over active corrosion provides no barrier to the ongoing reaction. The rebar continues to expand, the patch delaminates, and visible failure re-appears within 3–5 years. Proper repair requires cleaning the rebar to SSPC-SP 6 or SP 10 standard, applying zinc-rich corrosion-inhibiting primer and epoxy topcoat, then placing the patch material. This is the ICRI 310 standard BAM follows on every spalling repair.
Through a sounding survey. The structural engineer walks the entire deck surface with a sounding hammer — the hollow resonance of delaminated concrete is acoustically distinct from sound concrete. Delaminated areas are marked and measured. This produces a delamination map that drives the scope and contract quantity. Visual inspection alone misses 30–60% of affected area in advanced coastal degradation scenarios. An accurate sounding survey prevents under-scoping the repair and avoids unit-price change orders during execution.
Yes — the majority of BAM's structural concrete work is performed on occupied residential towers and condominiums. Work is phased by floor, zone, or balcony cluster to keep the building operational. Concrete chipping and grinding generate noise and vibration; BAM establishes work window restrictions (typically 8 AM – 5 PM weekdays), coordinates with the property manager before each phase begins, and provides weekly schedule updates to the HOA board. No resident displacement is required for typical spalling and coating scope.
The county-accepted closeout package for a structural concrete repair under SB 4-D includes: (1) permit sign-off from the building department inspector, (2) as-built drawings stamped by the engineer of record, (3) material test reports confirming patch material compressive strength and adhesion, (4) ICRI-compliant repair documentation, and (5) the engineer-stamped compliance certification stating that identified deficiencies have been remediated per the approved repair scope. This package is what formally closes the county's finding — not a contractor's final invoice.
For a mid-scale structural concrete project in Miami-Dade, assessment through county closeout typically runs 5–8 months. Breakdown: assessment and sounding survey (2–4 weeks), stamped drawings and scope (2–4 weeks), building permit approval (4–10 weeks), execution and inspections (variable — 6–16 weeks for a typical 20-unit balcony project), county closeout (2–3 weeks). SB 4-D's 150-day repair commencement deadline makes parallel permit submission critical — sequential filing alone can consume the entire allowable window before work begins.
Related Services
Request Scope Assessment
Tell us about
your project.
A structural engineer or project estimator reviews every submission. SB 4-D deadlines, active spalling, and county-deadline scopes receive a response within 1 business day.