Concrete restoration project cost and reserve calculator.
What the work should cost — before a contractor tells you what it costs.
Lower SIRS contributions and repair costs — legally. Use these free tools, then call us.
Restoration, painting & waterproofing cost
Enter the building's dimensions and condition for an estimated cost range
No repairs needed — this is the whole-building repaint due on the 10-year cycle.
The reserve figures are for the next 10-year restoration cycle, which always includes a full repaint — even if you are only spot-painting this time, and even if no repairs are needed today. They are a straight-line, fully-funded balance (cycle cost × years since last restoration ÷ 10 years) and do not account for inflation, interest or a formal SIRS methodology. Budgeting-level figures — not a quote. Actual cost depends on the conditions found once work is opened up, access, and current material and labor pricing. Request an evaluation →
About this calculator
Boards ask for a concrete restoration project cost per square foot because it is the only number they can compare across bids. It is also the easiest number to manipulate, because a restoration project is not one rate applied to one area.
It is several distinct scopes, priced differently and applied to different parts of the building: spall and delamination repair, priced by the area actually repaired rather than the area of the building; balcony and walkway restoration, usually the most expensive square footage you own; waterproofing, priced by the surface treated; exterior painting and coatings, the cheapest rate applied to the largest area — and the item that makes a headline $/SF figure look reassuringly small; and mobilisation and access, a fixed cost that has nothing to do with area at all.
This tool estimates each of those separately from your building's own dimensions and condition, then gives you the blended figure. That is the number that means something.
The reserve figures are for the next 10-year restoration cycle, which always includes a full repaint — even if you are only spot-painting this time, and even if no repairs are needed today. They are a straight-line, fully-funded balance (cycle cost × years since last restoration ÷ 10 years) and do not account for inflation, interest or a formal SIRS methodology.
Budgeting-level figures — not a quote. Actual cost depends on the conditions found once work is opened up, access, and current material and labor pricing.
Structural concrete repair means saw-cut, squared-off sections poured in place. The deteriorated concrete is removed to sound material with a defined boundary, the reinforcing steel is treated, and the section is rebuilt to match the original.
It is not shotcrete, mortar patching or dry-pack. A repair that looks like a repair from the ground and fails in four years is not cheaper — it is the same money again, plus the damage that kept spreading while nobody was looking.
- Low assumed quantities relative to the suggested scope. A bid that prices a small repair quantity against a large scope of work is not a cheap bid. It is a bid that will find the rest of the quantity later, as change orders, once the contract is signed and the scaffold is up.
- Unnecessary full-façade scope. Sound the building. Repair what is deteriorated. Coat the rest. A scope that treats the whole elevation as though it were all failing is charging you for concrete that is sound.
- Scope that is neither strictly required nor actually wanted. Work that is not driven by the condition of the building, not required by the county, and not something the board asked for.
A repair specification written by the engineer in-tune with the association's goals — quantities, scope and spec — is what stops all three.
This is a planning estimate built from dimensions and a condition rating you supply. Real quantities come from sounding, half-cell potential mapping and chloride profiling — and the difference between an assumed quantity and a measured one is usually the whole argument.
These get you close. We get you certain.
A number on a calculator won't satisfy your county or your insurer. A sealed report from a licensed P.E. will. Bring us your building and we'll turn these estimates into a defensible plan.
Request an assessment →