Basement Floor Coating in Dearborn, MI

Basement floor coating has become a common request in Dearborn since the floods. When a basement takes water, carpet and padding usually go to the curb, and the owner is left with stained, bare concrete. A resin coating turns that slab into a floor that can be mopped and disinfected, with no seams or fibers to trap water or odor.

Why so many Dearborn basements flooded

Dearborn sits near the end of the regional sewer system, close to the main treatment plant. Michigan Public reported that the system is built for about three inches of rain a day, and in 2021 some areas got seven inches in an hour or two. The same report says about two-thirds of Dearborn homes got sewage water in their basements, and the city puts the count at some 20,000 homes flooded in under 24 hours. Residents also describe flooding in 2014. The city has since put about $25 million into flood projects, including logjam removal on the Rouge River, new pumps for East Dearborn, flap gates on main stormwater lines, and sewer separation work on the southwest side.

What a coating does and does not do

A coated basement floor:

• Has no grout lines, seams or carpet fibers to hold water
• Can be cleaned with a disinfectant after a backup
• Seals dusty concrete and makes the room brighter
• Resists detergent and bleach spills in the laundry area

It does not:

• Stop water from coming up through a floor drain
• Fix cracks in foundation walls that let groundwater in
• Replace a backflow device, sump pump or drain tile

We say this plainly at the estimate because a coating installed over an active water problem will blister and peel.

Moisture testing comes first

Concrete in contact with the ground always carries some moisture. After a flood it can carry a lot more for weeks. We take a moisture reading before we quote. If it is within the product's limit, we coat. If it is close, we use a moisture-tolerant epoxy primer. If it is high, we tell you to wait, or to deal with the source first, and we come back. HomeGuide lists moisture and hardness testing at $50 to $300 when it is billed on its own; with us it is part of the estimate.

Older basement slabs

With a median build year of 1952, many Dearborn houses have basement floors that were poured thin and finished rough. Over the years they collect paint, tile adhesive, carpet glue and patch material. All of it has to come off for the coating to bond. We grind the floor, scrape adhesive, fill cracks and level low spots near the drain so water still runs to it after coating.

Finishes for different rooms

• Laundry and utility areas: solid gray or tan with a light flake, easy to keep clean around the washer and furnace.
• Storage areas: a tough, plain coat that handles boxes and shelving being dragged.
• Rec rooms and home gyms: full flake or metallic finishes, often paired with area rugs on top.
• Whole basements: one system throughout, with the finish changed in different rooms if you want.

Planning the job

Most basement coatings take one to three days, depending on the size, the amount of prep and the system. We need the floor cleared or moved to one side, and we coat in sections if it has to stay partly in use. We plan around the furnace and water heater so you are not left without heat or hot water.