Elastomeric and waterproofing coatings · Miami-Dade County
Elastomeric and waterproofing coatings in Miami-Dade
Elastomeric coatings are thicker and more flexible than standard paint, used to bridge hairline cracks on stucco walls. Getting the film thickness right matters more than the color.
The county treats roofs differently. Unincorporated Miami-Dade lists roof painting as exempt, but waterproofing roof coatings require a permit. Miami-Dade product approvals checked for elastomeric coatings were filed under roofing.
Florida's condo statute lists waterproofing alongside exterior painting in the reserve study items, so associations often plan both together.
Romco scopes whether the coating is for a wall or a roof, checks the permit route for the address, and coordinates roof coating with a licensed roofing contractor where the work requires it.
How the county treats roof coatings: Miami-Dade permit guide
Order of work
- Inspect walls and roof and identify the coating system
- Confirm the permit route for the address
- Clean and repair cracks
- Prime as the system requires
- Apply coats to the specified thickness
- Inspect and hand over the coating record
What usually goes wrong
Where this kind of job slips in Miami-Dade, and the control
Wrong permit route
A roof coating treated like paint can be stopped. Romco confirms whether the coating is a permitted waterproofing system before ordering.
Thin film
Applied too thin, an elastomeric coat will not bridge cracks. Thickness is checked during application.
Moisture trapped behind
Coating over wet stucco traps water. Walls are checked and left to dry, which matters in the rainy season.
Outside scope
Roof coatings that need a permit are installed with a licensed roofing contractor where required. Romco makes no claim that any wall coating carries a county product approval.
Questions
About elastomeric and waterproofing coatings
Does an elastomeric roof coating need a permit in Miami-Dade?
In unincorporated Miami-Dade, waterproofing roof coatings require a permit, though plain roof painting does not. Cities set their own rules.
Do elastomeric wall coatings need a county product approval?
The county approvals we found for coatings were all roofing approvals. We found none written for wall coatings, so Romco checks the product sheet and the roof scope on each job.
What does a commercial repaint cost?
It depends on surface area, height, access, the condition of the substrate and the rules at the address. A coastal tower on swing stages and a one-story strip center inland are different jobs. Romco walks the building, writes the scope down and quotes that scope. No figures appear on this site because a number given before the walk would not hold.
What size of building will Romco quote?
Any size. A single storefront bay, a full office floor, a Doral distribution warehouse or a coastal condo tower all get the same process: a site walk, a jurisdiction check and a written scope.
Is Romco licensed?
Romco Builders is a licensed Florida general contractor, headquartered in Fort Lauderdale. It manages painting as part of that work.
How Romco runs it
The same six stages, every job
Site walk and jurisdiction check
Romco walks the building, measures the surfaces and confirms whether the county or a city building official governs the folio.
Approvals and colors
Any color board, historic review, zoning permit or roof-coating permit the address needs is filed before materials are ordered.
Phasing and protection
Work is split around open tenants, residents and traffic. Floors, glazing, landscaping and storm drains are protected before prep starts.
Surface prep
Cleaning, scraping, patching and priming, with wash water kept out of storm drains as county and city rules require.
Coating application
Coats go on in the order the system calls for, with exterior work timed around rainy-season weather.
Punch list and turnover
Romco walks the finished work with the owner or manager, fixes the punch items and hands over the color and product schedule.
Elastomeric and waterproofing coatings throughout Miami-Dade, including Miami, Miami Beach, Hialeah, Coral Gables, Doral, Homestead, Miami Gardens, North Miami, North Miami Beach, Aventura, and every other Miami-Dade city.
Other painting work
More commercial painting Romco quotes
- Interior commercial paintingLobbies, corridors, offices and back-of-house, phased so the building keeps working.Interior commercial painting in Miami-Dade →
- Exterior commercial paintingStucco walls, trim and railings, with city color approvals filed before the first coat.Exterior commercial painting in Miami-Dade →
- High-rise and condo exterior repaintsCoastal condo towers on swing stages or rope descent, sequenced behind façade repairs.High-rise and condo exterior repaints in Miami-Dade →
- Warehouse and industrial paintingTall walls, steel and docks in the MIA and Doral logistics belt, worked around trucks.Warehouse and industrial painting in Miami-Dade →
- Parking garage coatings and stripingDeck coatings, wall and column paint, and striping, phased level by level.Parking garage coatings and striping in Miami-Dade →
- Airport and transportation facility paintingQuotes for airport, seaport and transit buildings, with badging and escorts planned in.Airport and transportation facility painting in Miami-Dade →
- Office, retail and tenant improvement paintingSuites, storefronts and tenant fit-outs painted to the lease date, not the painter's.Office, retail and tenant improvement painting in Miami-Dade →
- HOA and multifamily repaintsAssociation and apartment repaints planned with the board, reserve study and residents.HOA and multifamily repaints in Miami-Dade →
- Hotel and hospitality paintingGuest floors, façades and public areas, with historic color rules and guests in mind.Hotel and hospitality painting in Miami-Dade →
- Hospital, clinic and school building paintingWards, clinics and classrooms repainted one zone at a time while the building stays open.Hospital, clinic and school building painting in Miami-Dade →
- Pressure washing and surface prepWashing, scraping and patching that set up the coating, with runoff kept out of drains.Pressure washing and surface prep in Miami-Dade →
- Something else?Planning a repaint around a recertification or a reserve study? Say so in the message and Romco will plan the painting around that work.Call (305) 760-9827 →
Commercial painting anywhere in Miami-Dade
Tell us about the building and Romco will set up a site walk
Romco Builders is a licensed Florida general contractor, headquartered in Fort Lauderdale. Include the address and how the building is used. Romco replies Monday to Friday, 10 to 6.