Four-car garages, wooded lots, and owners who will notice a single pinhole. We install accordingly.
Free In-Home EstimateA Lake Oswego garage is often the size of two ordinary ones, and it was built to be looked at. Custom homes in Westlake, Palisades, and Forest Highlands from the 1990s on have 3 and 4-car garages with big, well-poured slabs. The slab is not the challenge. The challenge is the finish, because on a floor this size in a house this nice, a pinhole, a roller lap, or a thin spot in the flake stands out. We take the extra time on the broadcast and the topcoat to avoid that.
About 40 minutes south for us on I-5 or I-205, so we plan Lake Oswego installs as two full days with the crew on site and nothing else on the calendar. The first day is grinding and the base coat with flake; the second is scraping, vacuuming, and a careful polyaspartic topcoat. Sample boards come to the estimate, including the Desert Polymer brindle chips that a lot of custom-home owners here prefer.
Pinholes come from air escaping the slab into the wet epoxy, and they are worse on a warm day when the concrete is outgassing. Shade helps, and Lake Oswego has plenty of it, but the wooded lots also keep slabs damp longer through winter and the lake keeps humidity up. So we meter the slab, pick a start time with the slab temperature stable or falling, and back-roll the base coat. Then flake goes down to refusal, which hides nothing because there is nothing to hide.
The system underneath is not different from a Camas garage: 100% solids epoxy over a diamond-ground or shot-blasted profile, full flake, polyaspartic topcoat that resists hot tires, motor oil, and the grit tracked in from a steep wooded driveway. What is different is the care in the application on a 900-square-foot floor. At 30 to 40 mils and backed for 5 years on workmanship, a Lake Oswego floor opens to walking within two days and to cars after a week.
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.
Mountain Park homes from the 1960s to 80s sit on hillsides, and their garages often slope to a drain or step down from the driveway. We coat the slope as-is and handle the cold joint at the step. Older lakefront cottages in First Addition and around Lake Grove have small, older slabs that need paint removal and a moisture test, since the lake is right there. All share the same climate: heavy tree shade, slow drying from November through April, and humidity off Oswego Lake. The trip from our shop is about 40 minutes, which is why we book two uninterrupted days.
First Addition, Lake Grove, Mountain Park, Westlake, Palisades, Forest Highlands
Every slab is different, so we price each floor after a free in-person inspection. Custom garages here run 600 to 750 square feet for a 3-car and 900 or more for a 4-car. Clean modern slabs sit on the less expensive side; older lakefront garages with paint sit higher. 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
Timing and technique. We coat when the slab temperature is stable or dropping so the concrete is not pushing air into the epoxy, back-roll the base coat, and broadcast flake to full refusal so the base is completely covered. The polyaspartic topcoat goes on in overlapping passes with wet edges. The result reads as one continuous surface.
No. Epoxy at 100% solids is thick enough to hold on a garage slope without running, and we apply it in a controlled thickness rather than flooding it. The drain stays open and the slope stays functional. The step at the driveway gets its cold joint filled so it does not telegraph a crack.
Yes. We bring finished sample boards, not loose chips, to the estimate. The Desert Polymer 1-inch brindle blends and the Leggari Stealth and Moon Rock boards are the ones Lake Oswego owners ask for most. Hold them against the garage walls in your own light before choosing.
Somewhat. A shaded lot near the lake in January cures slower than an open lot in July. We plan for it, apply the topcoat midday, and tell you the usual week before parking may run a few days longer. Wooded lots also mean we meter the slab for moisture before the base coat.
No. We book Lake Oswego as two dedicated days, crew on site from morning until the coat is down, so the drive does not fragment the work. Estimate first, then the two install days, usually within a couple of weeks of the estimate.
Sample boards, moisture test, firm quote.
Request EstimateOr call (360) 685-7222 or text
