Cedar Mill Property Repair coats garage floors and seals concrete for houses around Cedar Mill, Bethany, Beaverton and the streets nearby. We clean the slab, check it for moisture , fill the cracks and roll on an epoxy coat. Most Portland-area garage floors run $800-$4,100 with materials, typically about $3,000 (market data, November 2026) .
Slava, who does the work, has seven years of hands-on trade experience .
What does a garage floor coating job include?
Most of the labour is in the prep, and so is most of the reason a coating sticks for years or lets go in a season.
| Step | Why it's there |
|---|---|
| You clear the garage | We don't haul or dispose of stored stuff |
| Sweep, degrease oil spots | Oil under a coating means a bald patch later |
| Wash the slab | Grit and road film stop the bond; this is the same gear as our pressure washing |
| Open the surface | Acid etch or diamond grinding, so the coating has something to grab |
| Fill cracks and pits | Hairline cracks and chips get a filler; a heaved slab or a broken step is a concrete repair job, not a coating one |
| Base coat, optional flakes, clear topcoat | The part you see |
What does garage floor coating cost around Portland?
Figures below come from the Portland market as of November 2026; none are our own invoices yet.
| Work | Basis | From-to | Typical |
|---|---|---|---|
| Garage floor coating | with materials, per garage | $800-$4,100 | $3,000 |
| Sealing or staining a patio or walkway | with materials, per job | $300-$1,500 | $700 |
Three things push a garage up or down that range. Size: a 20 x 20 ft two-car garage is 400 sq ft, and a single bay runs about half. Condition: old oil, a sealer or paint that has to come off, plus cracks and spalled spots. The system: a one-part floor paint costs far less than a two-part epoxy with flakes and a clear top .
A typical two-car floor lands over $2,000, and in Oregon that means a written contract. A job quoted lower that creeps past $2,000 needs that paper within five days, and over the line you also receive three state notices: on construction liens, on consumer protection, and on procedure. Here's what the contract has to say. For the hourly rate and the smallest job we take, see pricing.
Paint, epoxy or polyaspartic: what should go on a garage floor?
| System | Good at | Weak spot |
|---|---|---|
| One-part epoxy or acrylic floor paint | Cheapest, easy to touch up | Thin; tires wear it first |
| Two-part epoxy | Thick, bonds well to prepped concrete | Can yellow in sun; slow to cure |
| Base coat with polyaspartic or polyurea top, often with flakes | Holds its colour, cures fast | Costs more; short working time |
Whatever goes down, a floor that gets wet from tires needs grip, from flakes or an anti-slip additive in the top coat.
How long before I can walk and drive on it?
Market pricing assumes about 12 person-hours on site, but the calendar depends on prep and on the cure times printed on the can. A common pattern is prep and repairs one day, coats the next, foot traffic after about a day and the car back after several .
Every product label sets a lowest floor and air temperature for laying and curing. Our wet, cool months matter here: a cold, damp slab cures slowly and tires drag rain in daily, so a winter job waits for a dry spell and sometimes a heater in the garage .
Why do garage floor coatings peel?
Four usual reasons. Prep was skipped, so the coating sat on old sealer, oil or slick unopened concrete. Moisture comes up through the slab and pushes it off. Warm tires soften a thin coat and lift it, which installers call hot tire pickup. Or it went down too cold.
We look for moisture before we quote. The simple check is a square of plastic taped to the slab overnight; a wet underside means coating isn't the answer yet . A peeling store-bought kit has to come off before anything new goes on, and that usually means grinding.
How long does a coated garage floor last?
Life span comes down to the system, the prep and what the floor takes: studded tires, dragged toolboxes, spilled fluids . We don't sell lifetime warranties or maintenance plans.
Care is simple. Sweep the grit, wash with water and a mild soap, and wipe up oil or battery acid soon. A worn coating that's still bonded can be scuffed and topcoated; one that's lifting has to be removed first .
Do you seal or stain patios and walkways?
Yes. A penetrating sealer soaks in and slows water and stains without changing the look. A film-forming sealer leaves a sheen and wants redoing sooner, and a stain changes the colour .
Under big Douglas firs, shaded concrete grows green algae and moss. We wash it off; chemical moss treatments are on our list of things we don't do. We keep wash and etch water out of street drains, and inside Portland city limits, City Code 17.39 bans pressure-washing water from the storm system .
Does an older house or an old painted floor change the job?
Bare concrete, no. A painted floor where the house dates from before 1978 is different. Oregon's lead renovation rule covers reworking old paint in such houses, with a small-job cutoff of 6 sq ft of paint per room indoors and 20 outdoors, so grinding a whole painted garage floor is far past it.
Newer houses, 1978 and later, fall outside it, which takes in most of Bethany's 1990s-2000s streets. Older parts of Beaverton, plus Cedar Hills and Cedar Mill, mostly came before. When an older house has a painted garage floor, we come look before quoting, and we don't grind or strip that paint .