Sixty-year spread of garage floors in one town. The split-level with the step down is the one everybody else gets wrong.
Free In-Home EstimateA split-level in Cedar Hills or Raleigh Hills has a garage that sits half a level below the house, and where the slab meets the step there is a cold joint that has been cracking since 1974. That joint is the thing to get right. Fill it wrong and the crack comes through the coating in a year. We route it, fill it with flexible polyurea, and grind it level so it moves without breaking the floor above it.
That is one end of Beaverton. The other end is a 2020 house toward Cooper Mountain with a slab still carrying builder sealer and enough moisture to fail a test. In between are the 1990s two-stories on Murray Hill and Sexton Mountain with ordinary tire-worn concrete. We are about 40 minutes west on Highway 26, and we see all three in a single week's run through town.
The floor we install is the same on a 1965 slab and a 2020 slab: 100% solids epoxy over diamond-ground or shot-blasted concrete, flake to refusal, a polyaspartic topcoat, 30 to 40 mils. What changes is everything before the base coat. Old Cedar Hills floors need paint ground off and cracks filled. Murray Hill floors need a grind and a joint fill. Cooper Mountain floors need the builder sealer and curing compound removed and a moisture test that often comes back high.
The west-side climate is the constant. Wet and gray from October through May, clay soil that holds water under every slab. So the moisture meter comes out at every Beaverton estimate, and a moisture-mitigating primer goes under the epoxy when the reading calls for it. The topcoat resists hot-tire pickup, which matters on the sunny south-facing garages up on Sexton Mountain where tires come in warm off the driveway.
Materials: 100% solids epoxy base, full flake broadcast, Flake Lock, polyaspartic topcoat
Thickness: 30-40 mils
Install time: 2-3 days
Walk on it: 1-2 days after
Park on it: about a week after
Warranty: 5 years on workmanship
Hot-tire pickup resistant. Chemical and impact rated.
Cedar Hills, Raleigh Hills, and West Slope have the 1960s to 80s ranches and split-levels: thinner slabs, hairline cracks, a coat of old gray paint, and the cold joint at the step. Murray Hill and Sexton Mountain are 1990s builder slabs, sound but scuffed. Progress Ridge and Cooper Mountain are 2000s to 2020s builds with sealer on fresh concrete. The ground under all of it is clay, close to Tualatin Hills Nature Park and the creeks, and it stays wet, so we test every slab no matter the age. From Vancouver it is about 40 minutes via Highway 26, so a Beaverton job is two scheduled days.
Cedar Hills, Murray Hill, Sexton Mountain, Progress Ridge, Cooper Mountain, Raleigh Hills
Every slab is different, so we price each floor after a free in-person inspection. Slab condition, old coatings, cracks, moisture and size are what move the price, and exact pricing comes after that inspection, with a written quote.
Inside the coating
Every floor starts with a properly prepared slab and is built up one layer at a time, each with a specific job.
For concrete floors
Yes, that is the cold joint between the two pours and it is standard work for us in Cedar Hills and Raleigh Hills. We cut it open, fill it with flexible polyurea, and grind it flush. The filler moves with the slab so the coating over it stays intact.
Different prep, same system. The old slab gets a full grind to remove paint and open the surface, plus crack fill. The new slab gets a grind to remove builder sealer and curing compound, plus a moisture test that often calls for a mitigating primer. After prep, both get identical epoxy, flake, and topcoat.
It can. Clay holds water against the underside of a slab, and that water moves up as vapor. On an older slab with no vapor barrier that shows up as high moisture readings. We test at the estimate and use a moisture-mitigating primer when needed. Done that way, the clay is not a problem.
Less than most coatings, but no coating is fully immune to sun. The polyaspartic topcoat keeps its color much better than the urethane or water-based clears on kits, which can amber in a couple of summers. Busier flake blends make any slow tone shift harder to notice. Still, a south-facing Beaverton garage that takes strong direct sun every afternoon can slowly change tone over many years.
About 40 minutes on Highway 26. We schedule Beaverton as two full install days and try to pair jobs on the west side so the crew is not crossing Portland for a half day. Estimate visits get grouped the same way.
Ranch, split-level, or new build.
Request EstimateOr call (360) 685-7222 or text
