Short answer: Elastomeric coating is a thick, flexible, waterproofing-grade paint that stretches over hairline stucco cracks and helps keep wind-driven rain out, which is why it's a common choice for South Florida condo exteriors. Regular exterior acrylic paint is thinner, more breathable and less expensive, and it can be the better fit for sound stucco, trim and surfaces that need to release moisture. The right answer depends on the condition of your walls, not just the prod

Short answer: An expansion joint has failed when its sealant or seal cracks, pulls away from the concrete, or lets water through. In South Florida you usually find out from leaks, rust stains or spalling at the joint below. The fix is to cut out the old material, repair any damaged concrete edges, and put in a new joint system rated for the movement and traffic at that spot. Expansion joints don't get much attention, but they protect a lot of concrete. They sit in walkways, c

Short answer: During a condominium restoration project, residents can expect scheduled noise from concrete removal, temporary loss of balcony or walkway access in active work areas, safety barriers and shoring around the building, and advance notices before work reaches their unit. A well-run project keeps residents informed and the building safe and usable throughout. Concrete restoration, waterproofing and painting projects happen while people are living in the building. He

Short answer: Concrete spalling is when the surface of concrete cracks, flakes or breaks away. In South Florida it's usually caused by corroding rebar: salt air and moisture reach the steel inside the concrete, the steel rusts and expands, and the expansion forces the surrounding concrete apart. Spalling should be evaluated by a structural engineer and repaired by a licensed contractor, not just patched. What causes concrete spalling? Reinforced concrete is strong because of

Short answer: A Structural Integrity Reserve Study (SIRS) is a study Florida requires for condominium and cooperative buildings three or more habitable stories tall. It inspects the building's key structural and life-safety components, estimates their remaining useful life and replacement cost, and sets how much the association must save in reserves to repair or replace them. It must be updated at least every 10 years. Which buildings need a SIRS? The SIRS requirement applies

Short answer: Florida requires condominium and cooperative buildings three or more habitable stories tall to have a structural "milestone inspection" by a licensed engineer or architect once the building reaches 30 years of age, and every 10 years after that. If the inspection finds substantial structural deterioration, the association must begin the required repairs within 365 days of receiving the report. The law — created by Senate Bill 4-D in 2022 after the Surfside colla