Epoxy Flooring in Charleston, SC
VMS Home Painting installs epoxy flooring in Charleston, SC garages, basements and commercial spaces: a two-part resin coating that cures into a hard film over concrete and resists chemicals, stains and heavy traffic. In the Lowcountry, the slab has to be checked for moisture before any coating goes down.
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Garages, basements and work floors
- Home garages, where hot tires, dropped tools and sand tracked in from the beach wear down bare concrete.
- Basements and utility rooms that need a floor you can mop.
- Commercial spaces, where a coating has to handle chemicals and steady traffic.
Coatings for commercial buildings are part of our commercial painting work in Charleston; our pool house facility project, for example, called for industrial coatings chosen for a moisture-heavy building.
Moisture in Lowcountry slabs comes first
A garage slab can look dry and still release water vapor from below, and a sealed coating traps it. That is the main reason epoxy blisters or lifts.
Coating makers set the rules on their data sheets. Rust-Oleum's EpoxyShield sheet, for example, says its kit is not meant for floors with a moisture problem, asks for new concrete to cure at least 28 days, and allows application only with the surface 5 °F above the dew point and humidity at 85% or less.
On a muggy morning a cool slab can sit near the dew point. That is why the reading is taken on coating day, not only at the estimate.
Steps in an epoxy floor installation
The coating makers' data sheets cited on this page set the order:
- Look and test. Cracks, spalled spots, old coatings and sealers are noted, and the slab is tested for moisture.
- Clean. Oil stains are scrubbed out with a degreaser. If water beads on the floor, a sealer is present and has to come off.
- Repair. Loose or broken concrete is fixed before coating, because the coating will not hold over it.
- Open the surface. The concrete is etched, ground or sanded so the epoxy can grip; a floor that was coated before is scuff-sanded after loose material is removed.
- Coat. Primer and finish coats go on within the temperature, humidity and dew point limits of the product.
- Cure. Dry to the touch is not cured. Sherwin-Williams lists heavy traffic on its ArmorSeal 1000 HS after 48 to 72 hours and full cure in 7 days at 77 °F; cooler weather takes longer.
One-coat kit or a multi-coat system
Store kits and professional floor systems are both called epoxy, but the film they leave is very different. A popular water-based garage kit goes on in one thin coat, while industrial floor systems build a primer and one or two finish coats.
More film takes longer to wear through, so ask every bidder which product, how many coats and what thickness goes on your floor, and ask for its data sheet.
What sets the cost of an epoxy floor
We do not publish prices, because every slab is different. The estimate is free, and it depends on:
- floor area and layout, including steps, drains and edges;
- the moisture reading, and whether a moisture-control primer is needed;
- prep: removing an old coating or sealer, oil stains, crack and spall repair;
- the system: number of coats, any decorative finish and the topcoat;
- how soon you need the space back in use.
Epoxy floors from Summerville to the islands
We coat floors in Charleston, North Charleston, West Ashley, James Island, Daniel Island and the beach towns, and in Mount Pleasant, Summerville and Goose Creek.
Questions about epoxy floors
What is an epoxy floor?
A coating, not a poured floor: two parts, a resin and a hardener, are mixed and rolled onto concrete, where they cure into a hard film measured in thousandths of an inch.
Can you epoxy over existing concrete?
Yes, if the concrete is sound, clean, dry and opened up so the coating can bond. If there is an old coating, a simple test is to cut an X through it, press tape over the cut and pull: if more than a quarter of it comes off, it has to be removed first.
What are the downsides of epoxy in a garage?
It needs a dry slab and careful prep, the garage is out of use while it cures, and clear epoxies are interior products that may darken or yellow where sunlight reaches the floor.
How much does an epoxy floor cost?
It depends on the factors listed above, mostly the size of the floor, the prep it needs and the system chosen. The estimate visit is free.
Epoxy Flooring Guides
How garage floor coatings hold up, and what to check on the slab before one goes down.
Request a free epoxy floor estimate
Tell us the size of the space, how old the slab is and whether it has been coated or sealed before. We will look at it and send a detailed estimate.