Painting Garage Floor with Epoxy Info?

jasonward73
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jasonward73
Edited Date/Time 1/27/2012 1:46am
I have received quotes from numerous people. Holy range of prices batman! Quotes for my 3 car garage have been anywhere from "you buy the kit at Lowes and we'll paint it" for $700 or we'll do everything for $2250 and everything in between.

The contractors say the stuff from Lowes/Home Depot is crap compared to their stuff. So far I am leaning towards one quote for $1100 that covers everything except resurfacing the floor. It's a new home with no imperfections or oil stains so this is not necessary. He is going to chemical wash it, pressure clean it, lay the epoxy and flakes, and then a clear coat over 3 days using commercial quality products. Same things used for commercial warehouses that have forklifts operating on it. Seems reasonable to me. He is licensed and insured.

What experiences have any of you had with this?

Jason
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txmxer
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txmxer 12/13/2011 10:51am
12/13/2011 10:51am
we did it in our 2 car garage that was used (13 yrs old). So far so good. It's not that hard to do yourself, so you have to decide if you want to pay an extra $800 for it or not.

"The good stuff"...lol...that's a contractor line. You get the same stuff from Sherwin-Williams or other paint only stores as you do at HD or Lowes and it's all about the same price. Definitely want clear coat with the non-slip additive.

If you do it yourself, make sure to get extra flakes. It's easy to use a lot more than comes with the package.
gwilliams107
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gwilliams107 12/13/2011 11:02am
12/13/2011 11:02am
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when the inevitable small foundation cracks began to appear about 5 years later. I'm now considering the black/white checkered flag look with replaceable vinyl tiles for my new house. Anyone have experience with those?
jasonward73
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jasonward73 12/13/2011 11:05am
12/13/2011 11:05am
Forgot to mention, the contractor offers a 1 yr warranty.

Jason
motogeezer
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motogeezer 12/13/2011 11:25am
12/13/2011 11:25am
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that.

What you're probably getting is a water-based catalyzed epoxy and urethane topcoat just like you would get from Lowes.

That will work fine for your garage, unless you drive forklifts around in there, or Jumbo Jets.

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jasonward73
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jasonward73 12/13/2011 11:49am
12/13/2011 11:49am Edited Date/Time 12/13/2011 11:52am
motogeezer wrote:
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that. What you're probably getting is a water-based catalyzed epoxy...
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that.

What you're probably getting is a water-based catalyzed epoxy and urethane topcoat just like you would get from Lowes.

That will work fine for your garage, unless you drive forklifts around in there, or Jumbo Jets.
While I guess there is a good stuff and AMAZING stuff no matter what you are talking about my highest quote was $4.50 a square foot and this was a contractor that does the floors for private jet hangers and massive distribution warehouses. He said he would diamond grind/resurface the floor (even though it was not needed), chemical wash it, pressure clean it, apply epoxy/flakes, and then clear coat.

The contractor at $1100 has done 300 local garages with only 4 call backs that he resolved with no additional fee. He offered them as references. Seems as legit as a contractor can be.

Jason
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motogeezer 12/13/2011 12:34pm
12/13/2011 12:34pm
motogeezer wrote:
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that. What you're probably getting is a water-based catalyzed epoxy...
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that.

What you're probably getting is a water-based catalyzed epoxy and urethane topcoat just like you would get from Lowes.

That will work fine for your garage, unless you drive forklifts around in there, or Jumbo Jets.
jasonward73 wrote:
While I guess there is a good stuff and AMAZING stuff no matter what you are talking about my highest quote was $4.50 a square foot...
While I guess there is a good stuff and AMAZING stuff no matter what you are talking about my highest quote was $4.50 a square foot and this was a contractor that does the floors for private jet hangers and massive distribution warehouses. He said he would diamond grind/resurface the floor (even though it was not needed), chemical wash it, pressure clean it, apply epoxy/flakes, and then clear coat.

The contractor at $1100 has done 300 local garages with only 4 call backs that he resolved with no additional fee. He offered them as references. Seems as legit as a contractor can be.

Jason
I've done a bunch of hangars, both private and military, and many garage floors too.

It sounds like your contractor is going the extra mile on the prep, so I'm sure everything will be fine.

Just make sure he gives the floor plenty of time to dry out between washing and coating it.

If he just de-greases and diamond grinds, he can apply the coating the next day.

A moisture meter won't always tell the whole story, so it's best to tape down squares of plastic sheeting in a few spots for a day or two, and check for condensation forming under them.
captmoto
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captmoto 12/13/2011 4:25pm
12/13/2011 4:25pm
motogeezer wrote:
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that. What you're probably getting is a water-based catalyzed epoxy...
The "Good Stuff" will run you $12 a square foot installed, so you're obviously not getting that.

What you're probably getting is a water-based catalyzed epoxy and urethane topcoat just like you would get from Lowes.

That will work fine for your garage, unless you drive forklifts around in there, or Jumbo Jets.
jasonward73 wrote:
While I guess there is a good stuff and AMAZING stuff no matter what you are talking about my highest quote was $4.50 a square foot...
While I guess there is a good stuff and AMAZING stuff no matter what you are talking about my highest quote was $4.50 a square foot and this was a contractor that does the floors for private jet hangers and massive distribution warehouses. He said he would diamond grind/resurface the floor (even though it was not needed), chemical wash it, pressure clean it, apply epoxy/flakes, and then clear coat.

The contractor at $1100 has done 300 local garages with only 4 call backs that he resolved with no additional fee. He offered them as references. Seems as legit as a contractor can be.

Jason
I got mine done for $2.75 sq. ft about 5 years ago using the grinding oil spots, patch deep gouges and flaws, PW, scarify (light surface grind all over) method. I have hurt my floor by dragging rough stuff on it and it has dulled with use but it has not peeled anywhere. I only have 2 areas that are probably less than 6 square inches. I am thinking of having the gouges repaired and recleared for a little more bling. Oh, I routinely drag afloor jack across it with no ill results. Sounds like the contractor at $1100 is the way to go. If you do it yourself and have problems al you can do is bitch at yourself.
Jakes Dad
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Jakes Dad 12/13/2011 5:11pm
12/13/2011 5:11pm
gwilliams107 wrote:
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when...
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when the inevitable small foundation cracks began to appear about 5 years later. I'm now considering the black/white checkered flag look with replaceable vinyl tiles for my new house. Anyone have experience with those?
I do mainly insurance restoration here in West Central Florida(from sinkholes). VCT vinyl composition tile is all we'll put down on concrete here. You will get cracks in concrete here and after going back to warranty our painted floors a few too many times we've gone with this method. Azrock is a material name we use, it's supplied by Johnson Wholesale Floors in Orlando.

About 30 different color combo's to choose from. Light colored tiles could yellow from hot tires but are easy to change out.
Floor prep is the same acid etch and pressure wash then we'll place an xl commercial dehumidifier with a couple blowers for as many days as it takes to get moisture levels down. I don't charge any extra for the drying equipment as it's part of our restoration work we do, and it assures our installer a dry floor.
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borg 12/13/2011 5:28pm
12/13/2011 5:28pm Edited Date/Time 12/14/2011 6:27am
gwilliams107 wrote:
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when...
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when the inevitable small foundation cracks began to appear about 5 years later. I'm now considering the black/white checkered flag look with replaceable vinyl tiles for my new house. Anyone have experience with those?
Jakes Dad wrote:
I do mainly insurance restoration here in West Central Florida(from sinkholes). VCT vinyl composition tile is all we'll put down on concrete here. You will get...
I do mainly insurance restoration here in West Central Florida(from sinkholes). VCT vinyl composition tile is all we'll put down on concrete here. You will get cracks in concrete here and after going back to warranty our painted floors a few too many times we've gone with this method. Azrock is a material name we use, it's supplied by Johnson Wholesale Floors in Orlando.

About 30 different color combo's to choose from. Light colored tiles could yellow from hot tires but are easy to change out.
Floor prep is the same acid etch and pressure wash then we'll place an xl commercial dehumidifier with a couple blowers for as many days as it takes to get moisture levels down. I don't charge any extra for the drying equipment as it's part of our restoration work we do, and it assures our installer a dry floor.
VCT is the shit for garage floors. Durable as hell and if you want, you can buff that shit out like a lacquer paint job. Fork lifts, floor jacks, nothing hurts that shit. Except maybe right at the terminating edge. A homeowner can install it as long as he has some basic skills.
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Jakes Dad 12/14/2011 3:15am
12/14/2011 3:15am
Metal transition strip is put across at garage door opening. This protects the edge of tiles.
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borg 12/14/2011 6:38am
12/14/2011 6:38am
Jakes Dad wrote:
Metal transition strip is put across at garage door opening. This protects the edge of tiles.
There is a vinyl transition strip that works too.
Quick story:
A medical pouch manufacturer I do work for had the floor in their clean room done in epoxy. This clean room is about 2500 square feet. it has machinery and gets fork lift and pallet jack traffic. They they kept having to redo the floor every 6 months because it would wear is some areas and look like shit. I did the floor in VCT about 3 years ago and they love it. They have the office cleaning crew do some spot waxing from time to time so it always looks good for customer tours.
Hands down, for a busy garage floor, go with VCT.
Home Depot has the tile and adhesive but not the transition strip. You have to get that from a regular flooring supply.
jasonward73
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jasonward73 12/14/2011 6:57am
12/14/2011 6:57am
gwilliams107 wrote:
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when...
I had my 3 car garage done about 9 years ago, pricing and the process was the same as you've mentioned. My only disappointment was when the inevitable small foundation cracks began to appear about 5 years later. I'm now considering the black/white checkered flag look with replaceable vinyl tiles for my new house. Anyone have experience with those?
Jakes Dad wrote:
I do mainly insurance restoration here in West Central Florida(from sinkholes). VCT vinyl composition tile is all we'll put down on concrete here. You will get...
I do mainly insurance restoration here in West Central Florida(from sinkholes). VCT vinyl composition tile is all we'll put down on concrete here. You will get cracks in concrete here and after going back to warranty our painted floors a few too many times we've gone with this method. Azrock is a material name we use, it's supplied by Johnson Wholesale Floors in Orlando.

About 30 different color combo's to choose from. Light colored tiles could yellow from hot tires but are easy to change out.
Floor prep is the same acid etch and pressure wash then we'll place an xl commercial dehumidifier with a couple blowers for as many days as it takes to get moisture levels down. I don't charge any extra for the drying equipment as it's part of our restoration work we do, and it assures our installer a dry floor.
Just contacted someone about a VCT installation and he gave a rough quote of about $4/sq ft. Maybe a little less, maybe a little more depending on prep needed and tile selection. Does this seem in the ballpark of a fair price? I was hoping for a little less. $3/sq ft would make it very tempting. That price would out me at double the epoxy quote. $1100 for Epoxy or $2200 for VCT.

Thoughts?

And by the way, great info everyone! Thanks!

Jason
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captmoto 12/14/2011 7:48am
12/14/2011 7:48am Edited Date/Time 12/14/2011 7:57am
Jason, take into account how hard you are going to use your floor. Like I said mine is epoxy, all intact and gets bikes and floor jacks on 1 side and a Honda Accord in the other with only some fading from wear. I have also spilled gas, brake fluid, carb/brake cleaner and different types of oil on it and it never cut the floor. The only way I've hurt it is with something abrasive. You have to think of what chemicals will do to your tile adhesive. Either way you will love the look.
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Cygnus 12/14/2011 7:55am
12/14/2011 7:55am Edited Date/Time 12/14/2011 8:33am
I used to do lots of decorative concrete and if want a great look at an affordable price find someone that installstalls Stardek. Should beanie to get an acid gain with a xylene clear oat for less that all of the above an it is beautiful and strong. The best part about this system is the xylene clearcoat is plastic. If you get and scrapes or scuffs you can just spot clear the bad area and it melts it back together so to speak. Stardek is in Tampa so there would be some installers down there who can do it.
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Clutchy 12/14/2011 8:23am
12/14/2011 8:23am
On the floor you've described $4 sq ft is pretty high.....!
Also Its the worst time of year to do your garage floor, if its cold and wet outside. You can still do it and it will be fine, just not ideal.


DO NOT LET ANYONE WASH THE FLOOR......! Moisture is NOT your friend when putting in either of those floors. And with the condition of your floor is a complete waste of your money. Installers will try to oversell you anything that is labor and tell you you the quality of the install depends on it......

If done right both are great options.

There's pro's and cons to both.
jasonward73
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jasonward73 12/14/2011 8:31am
12/14/2011 8:31am
Clutchy wrote:
On the floor you've described $4 sq ft is pretty high.....! Also Its the worst time of year to do your garage floor, if its cold...
On the floor you've described $4 sq ft is pretty high.....!
Also Its the worst time of year to do your garage floor, if its cold and wet outside. You can still do it and it will be fine, just not ideal.


DO NOT LET ANYONE WASH THE FLOOR......! Moisture is NOT your friend when putting in either of those floors. And with the condition of your floor is a complete waste of your money. Installers will try to oversell you anything that is labor and tell you you the quality of the install depends on it......

If done right both are great options.

There's pro's and cons to both.
Thanks. I live in Palm Beach. 80 degrees and awesome!
Clutchy
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Clutchy 12/14/2011 9:45am
12/14/2011 9:45am
Some pro's and cons of the different flooring options to consider... If you use VCT only use 1/8th gauge.

IN MY OPINION

VCT...
Pro's. Most Durable, Easy to fix, Easiest to install, Can change the sheen through out its life time, from mat to super shinny, If you pattern it, it can look really good.

Cons...It will still be there when Jesus comes home. If you ever get tired of it and want to replace it, removal SUCKS and if sub'd out is costly. Hardest to keep lighter colors clean, The inexpensive stuff is very limited in choice, color and overall look.


Epoxy coating
Pro's...Pretty durable to really durable, looks great, easiest to keep clean, Anti- slip silica option, easiest to change down the road.

Cons...Not as durable as vct, it can crack/fracture with the floor, possibly peel due to alkali or moisture, not an easy fix.

Stain
Pro's...The most durable option next to polished concrete, Anti-slip Silica option for clear coat, Very clean look.

Cons... Limited variation of look, hard to change to different color stain down the road,

Polished concrete is another option

In my opinion they're all great options. The absolute most important thing is that they are prepped right for the install. They're very do it yourself friendly. Pick the option that best suits your need and that will perform the way you desire it to.
Clutchy
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Clutchy 12/14/2011 9:53am
12/14/2011 9:53am
Clutchy wrote:
On the floor you've described $4 sq ft is pretty high.....! Also Its the worst time of year to do your garage floor, if its cold...
On the floor you've described $4 sq ft is pretty high.....!
Also Its the worst time of year to do your garage floor, if its cold and wet outside. You can still do it and it will be fine, just not ideal.


DO NOT LET ANYONE WASH THE FLOOR......! Moisture is NOT your friend when putting in either of those floors. And with the condition of your floor is a complete waste of your money. Installers will try to oversell you anything that is labor and tell you you the quality of the install depends on it......

If done right both are great options.

There's pro's and cons to both.
jasonward73 wrote:
Thanks. I live in Palm Beach. 80 degrees and awesome!
I hear ya... I'm in so cal, with pretty much same weather without the rain....lol.
P.S... Fugging liar its only 76 there. Its freezing here at 60.
YEEEEEEEEEEEEEEEEEHHHHHHHHHHHAAAAAAAAAAAAAAAAAAAAAAAWWWWWWWWWWWWWWWWWWWWW
CamP
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CamP 12/14/2011 10:29am
12/14/2011 10:29am
I did a new 400 s.f., 2-car garage with Behr garage floor primer and epoxy for about $100. I put it down on new concrete and it's lasted 3 years without any lifting. So far, I'm happy with the $0.25/s.f. self applied job.

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