Kendall Cost Guide
Garage floor coating cost in Kendall, FL: the honest corridor numbers
The garage floor coating cost in Kendall is not one number — it is a size, a system, and a prep job. This guide prices it the way an installer does: by the square foot, with the add-ons that actually show up on corridor quotes listed as their own lines instead of buried in a single vague total.
Price by garage size
Flake system with polyaspartic topcoat at $6–$12 per sq ft — the corridor's workhorse professional system. Use the cost calculator to run your exact footage.
| Garage | Typical size | Flake + polyaspartic range |
|---|---|---|
| 1-car | ~250 sq ft | $1,500–$3,000 |
| 2-car | ~450 sq ft | $2,400–$6,000 |
| 3-car | ~675 sq ft | $4,000–$8,100 |
| 3-car+ | ~900+ sq ft | $5,400–$10,800 |
What moves a Kendall quote
Preparation
Diamond grinding is non-negotiable for a bond that lasts. Acid etching — the DIY-kit method — is not the same thing, and quotes that skip real grinding should be read as warnings, not bargains.
Old coating removal
A failed or peeling coating comes off by grinding before anything new goes down — roughly $1.50–$3.00 per sq ft of separate work. Coating over a failing layer just inherits the failure.
Moisture
South Florida's #1 failure cause. A moisture reading comes first; if the slab tests wet, mitigation primer runs roughly $1.50–$3.00 per sq ft. An installer who quotes without testing is guessing with your money.
System choice
Basic epoxy ($3–$5 per sq ft) looks cheapest and ages fastest in corridor heat; 100% solids epoxy ($5–$7) is the budget-professional middle; full polyaspartic ($6–$12) buys speed and UV resistance. Our epoxy vs polyaspartic guide compares them side by side.
Five questions before you accept any quote
- Is diamond grinding included, and is it in writing?
- Will you take a moisture reading before quoting the final price?
- How are cracks treated — filled, ground, or ignored?
- What is the cure schedule, and when can vehicles return?
- What does the warranty cover, and who honors it?
Kendall cost questions
What is the 2-car garage floor cost in Kendall?
For a flake system with a polyaspartic topcoat — the corridor's most common professional system — a typical 2-car garage (about 400–500 sq ft) runs roughly $2,400–$6,000 at $6–$12 per sq ft. If an old coating has to be ground off, add about $1.50–$3.00 per sq ft; if the slab tests wet, moisture mitigation adds a similar range.
Why do Kendall quotes vary so much?
Preparation is most of the difference. Diamond grinding, crack repair, and moisture work cost real money — and skipping them is how a cheap quote becomes a peeling floor in eighteen months. Two quotes that look $1,000 apart usually differ on prep, not on the finish.
Do HOA communities in Kendall change the price?
Some Kendall-area communities have their own architectural-review steps, and that can change timing — not the price itself. We never invent a community's rules: ask your HOA or management company for its written finish guidelines before scheduling, and get any required approval in writing.
Is the cheapest option ever the right one?
Only when the slab is already ideal — sound bare concrete, dry reading, no cracks — and the quote is for a true professional system with proper prep. A quote that skips grinding or skips the moisture test is not cheaper; it is a future removal bill wearing a discount sticker.
Does this guide quote my garage?
No. These are planning ranges from public South Florida installer pricing. Your price is confirmed on site by the participating installer after preparation needs, crack condition, and a moisture reading are known.