Commercial Concrete Restoration

Concrete Restoration Services for Commercial Properties

Bi-State Masonry provides comprehensive concrete restoration services for commercial, industrial, and institutional properties throughout the Midwest. Concrete structures deteriorate over time due to weather exposure, chemical attack, and structural stress. Restoration extends the service life of these structures, often at a fraction of the cost of replacement. With over 26 years of experience in commercial masonry and concrete work, we have the expertise and equipment to handle projects of any scale—from parking garage repairs to large industrial facility restoration. We serve clients across Iowa and Illinois, including the corridor from Des Moines to the Chicago suburbs, and take on projects throughout the broader Midwest region.

What Is Concrete Restoration?

Concrete restoration is the process of repairing and rehabilitating deteriorated concrete structures to restore their structural integrity, functionality, and appearance. Unlike replacement, which involves demolishing and rebuilding, restoration preserves the existing structure while addressing the damage that has occurred over time. This approach is typically more cost-effective and less disruptive than full replacement, making it the preferred solution for many commercial property owners and facility managers.

Concrete deteriorates for several reasons. Carbonation occurs when carbon dioxide penetrates the concrete surface, reducing its alkalinity and allowing embedded steel reinforcement to corrode. Chloride intrusion from deicing salts accelerates rebar corrosion, particularly in parking structures and bridges. The freeze-thaw cycle common in the Midwest causes water within the concrete to expand and contract, creating internal stress that leads to cracking and spalling. Structural overloading, settlement, and chemical exposure also contribute to concrete deterioration over time.

Effective concrete restoration addresses both the visible damage and the underlying causes. This may involve removing deteriorated concrete, treating or replacing corroded reinforcement, applying repair materials, and installing protective systems to prevent future deterioration. When properly executed, restoration can extend the service life of a concrete structure by decades.

Signs of Concrete Deterioration

Identifying concrete deterioration early allows for more targeted repairs before damage spreads. The Midwest climate accelerates many forms of concrete deterioration, and commercial structures in Iowa and Illinois are particularly susceptible to freeze-thaw damage and chloride-related corrosion. Regular inspection of your concrete structures can help identify problems while they are still manageable.

Common signs that your commercial structure needs concrete restoration include:

• Cracking—including structural cracks, surface cracks, and map cracking patterns
• Spalling where sections of concrete have broken away from the surface
• Delamination where layers of concrete have separated internally (often detected by hollow sounds when tapped)
• Exposed reinforcing steel or visible rust staining on concrete surfaces
• Water infiltration, leaking, or persistent moisture problems
• Efflorescence (white mineral deposits) indicating water movement through the concrete
• Settlement, heaving, or visible structural movement
• Deteriorated expansion joints or failed sealants

If you observe any of these conditions in your parking structure, building facade, or other concrete elements, we recommend scheduling a professional assessment. Early intervention typically results in less extensive repairs and lower overall costs.

Our Concrete Restoration Services

Bi-State Masonry provides complete concrete restoration services for commercial and industrial clients. We assess each structure individually and develop repair strategies appropriate to the specific conditions and client requirements. Our crews have experience with all phases of concrete restoration, from initial assessment through final protective coatings.

Structural Concrete Repair

Structural repairs address damage to load-bearing concrete elements including columns, beams, slabs, and walls. This work requires careful assessment to understand the extent of deterioration and its impact on structural capacity. Our structural repair process typically involves removing deteriorated concrete to sound material, treating or replacing corroded reinforcing steel, and placing repair materials that bond properly with the existing structure.

We use appropriate repair materials matched to the requirements of each application—including polymer-modified mortars, epoxy injection systems, and specialty concretes designed for structural repair. Proper surface preparation and curing are essential to achieving durable repairs, and our experienced crews understand these requirements.

Surface Repair and Resurfacing

Surface repairs address deterioration that has not yet compromised structural integrity but affects appearance, durability, or functionality. This includes patching spalled areas, repairing surface scaling, and addressing cosmetic damage. For surfaces with widespread shallow deterioration, overlay systems can restore a uniform appearance while providing a new wear surface.

Surface repairs are common in parking structures where traffic wear combines with environmental exposure to cause progressive deterioration. We also perform surface restoration on building facades, pedestrian areas, and other visible concrete elements where appearance matters.

Protective Coatings and Sealers

Protective coatings and sealers prevent future deterioration by limiting water infiltration, chloride penetration, and carbonation. After completing repairs, applying appropriate protection helps ensure the restoration work lasts. We install various protective systems depending on the application and exposure conditions.

Traffic-bearing coatings protect parking structure decks from water and chloride intrusion while providing slip resistance and wear durability. Penetrating sealers protect vertical and horizontal surfaces without changing their appearance. Anti-carbonation coatings slow the carbonation process that leads to reinforcement corrosion. We recommend protective treatments appropriate to each structure's specific exposure and use conditions.

Expansion Joint Repair

Expansion joints accommodate movement in concrete structures, but they require maintenance and periodic replacement. Failed joints allow water infiltration that accelerates deterioration of the surrounding concrete and underlying structural elements. In parking structures, deteriorated joints are a common source of leaks to levels below.

We remove and replace failed expansion joint systems, including preparation of the joint opening, installation of new joint materials, and integration with traffic coatings or other protective systems. Proper joint repair is essential to protecting the investment in concrete restoration work.

Structures We Restore

Bi-State Masonry provides concrete restoration services for a wide range of commercial, industrial, and institutional structures. Our experience includes both large-scale industrial projects and smaller commercial repairs. We work directly with property owners and building managers, as well as with general contractors on larger construction and renovation projects.

Each structure type presents unique challenges. Parking structures experience heavy traffic wear and chloride exposure from vehicles. Building facades require repairs that match the original appearance. Industrial facilities may involve chemical exposure or heavy equipment loading. We assess the specific conditions affecting each structure and develop appropriate repair approaches.

Why Choose Bi-State Masonry for Commercial Concrete Restoration

Bi-State Masonry brings over 26 years of commercial masonry and concrete experience to every restoration project. We have completed projects throughout Iowa and Illinois, from the Des Moines area to the Chicago suburbs, and take on work across the broader Midwest region. Our crews have experience with projects ranging from routine parking structure maintenance to large-scale industrial restoration.

We work with general contractors, property managers, facility managers, and building owners to deliver concrete restoration projects on schedule and within budget. Our approach emphasizes clear communication, realistic scheduling, and quality workmanship. We understand that commercial projects often involve occupied facilities and coordinating with other trades, and we plan our work accordingly.

Whether your project involves a single parking structure or a multi-building industrial complex, Bi-State Masonry has the experience and capabilities to deliver professional results.

Frequently Asked Questions

What is the difference between concrete repair and concrete restoration?

Concrete repair typically refers to fixing specific areas of damage, while restoration is a more comprehensive approach that addresses overall deterioration and includes protective measures to extend the structure's service life. Restoration often combines multiple repair methods with protective coatings or sealers to prevent future deterioration. The terms are sometimes used interchangeably, but restoration generally implies a broader scope of work.

How do I know if my structure needs concrete restoration?

Common signs include visible cracking, spalling (concrete breaking away from the surface), exposed or rusting reinforcing steel, water leaks or staining, and hollow sounds when the concrete is tapped. If you observe any of these conditions, a professional assessment can determine the extent of deterioration and recommend appropriate repairs. Early intervention typically results in less extensive and less costly work.

Can concrete restoration extend the life of my building?

Yes. Properly executed concrete restoration can extend the service life of a structure by 20 years or more, depending on the quality of repairs and ongoing maintenance. Restoration is typically far more cost-effective than demolition and replacement, and it avoids the disruption and downtime associated with major reconstruction.

What areas do you serve for commercial concrete work?

We serve commercial clients throughout Iowa and Illinois, with particular focus on the corridor from Des Moines to the Chicago suburbs. We also take on projects across the broader Midwest region. For large-scale projects, we can travel further. Contact us to discuss your specific location and project requirements.

Do you work with general contractors?

Yes. We regularly work with general contractors on commercial construction and renovation projects. We also work directly with property owners, facility managers, and building management companies. We are experienced in coordinating with other trades and working within overall project schedules.

Request a Commercial Concrete Assessment

If your commercial structure shows signs of concrete deterioration, or if you are planning a renovation or maintenance project, contact Bi-State Masonry to schedule an assessment. We will evaluate the condition of your concrete, identify areas of concern, and provide recommendations for repair or restoration. Our assessments are thorough and our recommendations are practical—we focus on solutions that address your specific situation and budget.

Contact us today to discuss your commercial concrete restoration project. We look forward to the opportunity to put our 26 years of experience to work for you.