Concrete Spalling in Condos: Risks, Repairs & Prevention

Introduction

Concrete spalling—also known as concrete cancer—is one of the most dangerous issues facing South Florida’s multi-family buildings. For condo associations, spalling can lead to structural failures, expensive repairs, and even forced evacuations.

This article explains what spalling is, how to identify it, and what HOAs and engineers can do to prevent it.

What Is Concrete Spalling?

Spalling occurs when the steel reinforcement (rebar) inside concrete begins to rust and expand. This expansion forces concrete to crack, chip, and break away—compromising structural integrity.

Causes of Concrete Spalling in Condos

• Water intrusion through cracks and porous surfaces

• Salt air exposure, accelerating corrosion

• Improper waterproofing or coating systems

• Age and lack of preventive maintenance

Risks of Spalling for HOAs

• Structural instability of balconies, walkways, and parking garages

• Inspection failures during 40/50-year recertifications

• Resident displacement if buildings are deemed unsafe

• Skyrocketing repair costs when issues are ignored

Repair Methods for Concrete Spalling

1. Engineering Assessment – determines the extent of damage.

2. Concrete Removal – damaged sections are cut away.

3. Rebar Treatment/Replacement – rust removed or steel replaced.

4. Concrete Patching – structural-grade concrete applied.

5. Protective Coatings – sealants or waterproofing added to prevent recurrence.

Prevention for Condo Boards

• Regular engineer-led façade inspections

• Scheduled sealant and coating replacements

• Budgeting in HOA reserves for concrete restoration

• Partnering with experienced contractors in South Florida

Conclusion & Call to Action

Concrete spalling is more than cosmetic damage—it’s a serious safety concern that condo associations can’t afford to ignore.

👉 Protect your building with expert concrete restoration. Call Mersco Miami at 305-363-4682 for an inspection today.