Condo waterproofing and sealants

Keep water out of the concrete, and budget for it in your SIRS.

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We arrange the assessment and a waterproofing contractor for balconies, decks, facades and roofs, coordinated with any restoration work.

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Free, no-obligation proposal
Inspections by Florida-licensed engineers and architects
Milestone, SIRS and recertification deadlines

The short answer

Waterproofing and exterior painting are one of the eight items every Florida structural integrity reserve study must cover, so the board has to reserve for them based on the study's estimate of remaining life and cost (s. 718.112(2)(g)1.f). In practice, coatings and sealants are what keep water and salt away from the reinforcing steel that milestone inspections look at.

Last updated October 28, 2026

Where waterproofing matters most

Condo balcony deck with a fresh grey waterproof coating and glass railing overlooking the ocean

Balcony and walkway traffic coatings
Sealant at windows, doors, railing posts and expansion joints
Garage deck membranes and drains
Facade coatings and painting
Roof membranes, which are a separate SIRS item

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Planning it with restoration

Waterproofing is usually cheapest done straight after concrete repairs, while scaffolds and swing stages are already up. Ask the engineer to include coating and sealant specifications in the repair documents.

Impact-resistant sliding glass doors and windows opening onto a condo balcony above the ocean

Frequently asked questions

Do we have to reserve for waterproofing?

Yes, for buildings that need a SIRS. Waterproofing and exterior painting is one of the eight required items, and building painting must be reserved for in every condo budget.

Is waterproofing a structural repair?

Usually not on its own, but it protects the structure. It often runs in the same project as structural concrete repairs.

Sources

s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.

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