Facade Restoration
Spalling concrete, corroded rebar, failing balconies — we engineer the fix and see it through.
What We Do
Facade restoration is the engineering-led repair of a building's exterior envelope — concrete, balconies, railings, waterproofing, and coatings — to reverse spalling and reinforcement corrosion before they become structural problems. Advanced Structural Solutions designs and oversees facade and concrete restoration for condos, hotels, and high-rises across South Florida.
In South Florida, salt air, humidity, and driving rain attack concrete faster than almost anywhere in the country. Water reaches the steel inside, the steel rusts and expands, and the concrete cracks and breaks away — the spalling you see on balcony edges, columns, and slab soffits. Left alone, it turns a maintenance item into a life-safety and recertification failure.
We inspect the whole envelope, classify and quantify every spall and crack, and produce sealed plans and specifications your board can bid accurately. Then we stay on the job — reviewing repairs, verifying materials, and signing off at the end. You deal directly with the engineers doing the work, not a project coordinator two steps removed.
You can see the result at Yacht Club at Portofino in Miami Beach, Winston Towers 400 in Sunny Isles Beach and Tierra del Mar in Boca Raton.
How We Deliver Results
Envelope Assessment
We survey the facade, balconies, and structural concrete, using sounding and GPR where needed to map hidden deterioration behind sound-looking surfaces.
Damage Classification & Scope
Every spall, crack, and corroded area is documented, quantified, and prioritized so the repair scope and budget are based on real quantities, not guesses.
Plans, Specs & Permitting
We produce sealed restoration drawings and specifications and coordinate with the local building department for permitting.
Contractor Support
We help evaluate bids on an apples-to-apples basis, then review submittals and inspect the work as repairs proceed.
Closeout & Documentation
Final inspection, warranty records, and a complete repair history so the building is documented for its next inspection cycle.
Frequently Asked Questions
What causes concrete spalling on South Florida buildings?
Moisture and salt air reach the steel reinforcement inside the concrete. The steel corrodes and expands, cracking and breaking off the surrounding concrete. Coastal exposure, humidity, and inadequate waterproofing all speed it up, which is why spalling shows up early on balconies, columns, and slab edges here.
What's the difference between facade restoration and a 40-year recertification?
Recertification (now the Milestone Inspection) is the inspection that identifies problems. Facade restoration is the engineering and repair work that fixes them. Many buildings come to us for restoration after a recertification or milestone inspection flags structural deterioration.
Does facade restoration require permits in Florida?
Yes. Structural concrete and balcony repairs require permitted, engineer-sealed drawings in South Florida jurisdictions. We prepare the documents and coordinate with the building department so the work is compliant from the start.
How do I know if my building needs facade restoration?
Common signs include cracked or flaking concrete, rust stains, exposed rebar, hollow-sounding balcony edges, spider-web cracking, and water intrusion. If your building is over 25–30 years old or approaching its milestone inspection, an assessment is worthwhile.
How long does a facade restoration project take?
It depends on building size and deterioration. Engineering and permitting typically take several weeks; construction can run months for a full high-rise. We phase larger projects so occupied buildings stay functional throughout.
What does facade restoration cost?
Costs scale with the extent of deterioration and building height. We quantify the actual damage first so your board budgets from real numbers, not a rough per-square-foot guess.
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Let's Talk About Your Project
Whether it's a 40-year recertification, concrete restoration, or a new MEP design — we're ready.