Garage, basement and commercial floor coatings quoted per square foot, with the product, build and thickness named in writing.
Bolingbrook Epoxy Flooring has spent 20+ years coating concrete in Bolingbrook, IL, installing epoxy garage floors, basement floor coatings, polyaspartic and flake systems, metallic and polished concrete finishes, and commercial floors for warehouses, kitchens and shops. Every job starts the same way: the slab is opened mechanically, tested for moisture and read for cracks before a single coat is quoted.
We price each floor per square foot for the system we actually propose, and the written proposal names the product, the system build and the finished thickness. That lets you check what was quoted against what went down, which is the one comparison most coating bids make impossible.
Our residential work is mostly two-car garages and finished basements across the village’s 1970s and 1990s neighborhoods. Our commercial work follows the buildings along I-55 and Weber Road, the restaurant rows near Boughton Road, and the shop and hangar floors that need a coating built for fuel, forklifts or washdown.
What we do
Epoxy floor coatings for Bolingbrook garages, basements and commercial floors
Ground, tested and sealed epoxy garage floors for Bolingbrook homes, built to stand up to road salt, hot tires and dropped tools.
Ground, densified and polished concrete floors for Bolingbrook retail, warehouse and residential spaces, with the finish sampled on your slab first.
Fast-curing, color-stable polyaspartic floor coatings for Bolingbrook garages and commercial floors, installed over ground and moisture-tested concrete.
Basement floor epoxy for Bolingbrook homes, built on a moisture test and a mitigation primer where the slab calls for one.
Marbled metallic epoxy floors for Bolingbrook homes and businesses, poured over a ground, moisture-tested slab and sealed against wear.
Crack, spall, joint and salt-damage repair for Bolingbrook concrete floors, done before a coating or as a standalone fix.
Epoxy, polyaspartic and urethane floor systems for Bolingbrook businesses, specified for the traffic and chemicals each floor sees.
Coatings, joint repair and aisle striping for Bolingbrook warehouse and distribution floors, installed in phases so the building keeps shipping.
Full-broadcast vinyl flake epoxy floors for Bolingbrook garages, basements and shops, in chip blends and sizes sampled on your slab.
Diamond grinding and shot blasting for Bolingbrook slabs: coating and adhesive removal, leveling and surface profiling before a new floor.
Static-dissipative and conductive epoxy floors for Bolingbrook electronics, lab and data spaces, grounded and resistance-tested after install.
Urethane cement and epoxy floors for Bolingbrook restaurants and food plants, coved, slip-resistant and built for hot washdown.
Two decades of grinding, repairing and coating slabs means we have seen most of the ways a floor coating fails, from blisters over wet concrete to peeling over a sealer nobody removed. That history is why our proposals spend more words on preparation and moisture than on color charts, and why the warranty exclusions are read out before the contract is signed.
Every slab is opened with a diamond grinder or shot blaster to a measured ICRI surface profile, so the epoxy anchors into sound concrete rather than sitting on the weak surface paste that acid etching leaves behind. Etching also pushes acid and water into a slab we are about to test for moisture, which is the reason we gave it up.
No garage, basement or warehouse slab is coated untested. The village’s own detached-garage specification lists no vapor retarder under the slab, so we test with ASTM F1869 or ASTM F2170 methods and specify a mitigation primer where the numbers call for it, rather than selling a repair after the floor has blistered.
Garage floors here take calcium chloride brine and rock salt every winter, and that brine reacts with bare concrete at temperatures any attached garage reaches. We seal the full slab, joints and edges included, so salt water has no exposed concrete to reach, rather than leaving the perimeter and cracks uncoated the way a quick job does.
Curing is scheduled against slab temperature and the dew point spread at the surface, never against a calendar date. With the Romeoville station averaging 123.3 nights a year at or below 32 degrees, an unheated garage sometimes has to wait for spring, and we say so plainly rather than coating a cold slab that will not cure.
Restaurant and food-plant floors are specified to pass Will County Health Department plan review, which must approve finish materials in writing before the village issues a building permit. Urethane cement, coved bases and slip resistance are drawn into the submittal from the start, so the permit is not held up by a floor detail.
Distribution floors are phased around the racking, the control joints and the dock schedule, with sections finished overnight and on weekends so the building keeps shipping. Rack anchors and joint fillers are drawn into the plan, rather than coated over and left to crack out under the first loaded forklift.
A garage floor job starts with a walk of the slab to note cracks, stains, old coatings and the slope to the door. On install day we grind, repair, apply the base coat and broadcast, then seal it, and you get a written return-to-service date set by the products and the slab temperature.
Epoxy bonds by gripping a rough, open concrete surface, and sealed or painted concrete offers it nothing to grip. We grind the whole slab with diamond tooling to a measured ICRI CSP profile, because a coating laid over a sealer or old paint peels with that layer the first time a hot tire pulls on it.
The model code exempts garages from the vapor retarder required under a house slab, and Bolingbrook’s detached-garage handout specifies 4 inches of stone and wire mesh with no vapor retarder listed. Vapor can rise straight through, so we test before quoting a system rather than presume the slab is dry.
Hairline shrinkage cracks are common and are routed and filled before coating. Cracks with one edge higher than the other, sections that rock underfoot, or a slab pitched toward the house rather than toward the door point to movement, and we say plainly when a slab needs replacing before it can be coated.
The 1970s were Bolingbrook’s busiest building decade, and much of the rest went up between 1990 and 2009, so many garage slabs here are decades old. Four or five decades of motor oil and road salt soak deep into concrete, and we grind and degrease those stains out rather than coating over them.
Road brine dripping off a car forms an expansive compound inside concrete at temperatures between roughly 32 and 122 degrees, which is why scaling shows up even in heated garages. A coated slab with sealed joints keeps the brine on the surface where a squeegee and a hose can deal with it.
Epoxy needs a minimum slab temperature to cure and a surface at least a few degrees above the dew point. With the area’s last average spring freeze around April 20 and first fall freeze around October 22, unheated garages are usually coated between those dates, and heated ones can be done year round.
Hot tire pickup is a coating lifting off the floor under a warm tire, usually a thin product over poorly prepared concrete. It is prevented with a ground surface profile, a full-thickness 100% solids epoxy base and a polyaspartic or polyurea topcoat with the hardness to release a hot tread.
A store kit is usually a thinner, water-based product applied over etched concrete without a moisture test. A professional garage floor uses diamond grinding, crack repair, a 100% solids base coat, a full broadcast and a sealed topcoat, which together build several times the thickness and bond strength a kit can reach.
Published bands for professional garage systems run roughly $4 to $15 per square foot, while the per-garage figure from national pricing sites assumes a floor nobody has looked at. What moves your number is the size, crack repair, old coating removal, any moisture primer, and whether the finish is solid, flake or metallic.
Most floor coating warranties exclude failures caused by moisture vapor or hydrostatic pressure from below the slab, and that exclusion is the one homeowners learn about too late. We read it out first, along with slab movement and chemical exposure, so you know what is covered before you sign.
A basement floor sits against soil on every side, so moisture is the first question on any basement floor epoxy job. We run an in-situ relative humidity test with ASTM F2170 probes or a calcium chloride test, and the results set the primer and system before color is discussed.
When the ground around a basement is saturated, water pressure can push moisture up through the slab from below. A coating alone cannot hold back hydrostatic pressure, so where we see its signs we recommend drainage or waterproofing work first and coat only once the slab is under control.
The white powder on a basement floor is efflorescence, mineral salts left behind as water moves up through the concrete and evaporates. It is a visible record of moisture transport, so we grind it off, test the slab, and treat its presence as a reason to specify a moisture-mitigation primer.
A basement coating has to stop cleanly at a sump pit lid, a floor drain and the slope that feeds it. We detail each edge so the coating terminates at the fixture without ponding, and the sump lid stays removable, rather than sealing a pit shut or building a ridge that sends water the wrong way.
A moisture-mitigation primer is an epoxy formulated to cut vapor transmission through a slab that tests above a coating’s limits. We specify one when testing calls for it and name the product in the quote, because a standard primer over a wet basement floor is how blisters start.
After a flood or sewer backup, a basement slab can hold water for weeks after the surface looks dry. We wait for testing to show the slab has come back to range, clean and grind away any residue, and only then coat, rather than sealing water inside the concrete.
A coated basement slab suits laundry rooms, where spills wipe up, and workshops, where oil and dropped tools would stain bare concrete. Home gyms need a finish that handles rubber mats and dropped weights, so we match the build thickness and broadcast to how each room is actually used.
Basement floors are priced per square foot like garages, and the moisture result moves the number more than anything else. A dry slab with a flake system costs less than one needing a mitigation primer, crack repair around a sump, or removal of old paint or tile adhesive.
A floor coating is not radon mitigation, and we never sell it as one. In Illinois, reducing radon in a home, in whole or in part, takes a state radon mitigation license from IEMA. If your test came back high, call a licensed mitigator first, and we will coat after the system is in.
A vinyl flake floor is a colored epoxy base broadcast with vinyl chips and sealed with a clear topcoat. Blend and chip size change the look: a full broadcast of quarter-inch chips hides dirt and slab blemishes, while a lighter scatter of smaller chips reads cleaner and shows more base color.
A metallic epoxy floor uses pearlescent pigments in a clear epoxy, manipulated wet to make a marbled, three-dimensional finish. It needs a smooth, well-ground slab, a primer coat and controlled working time, because every trowel and roller mark stays in the cured surface.
Polished concrete is the slab itself, ground through progressive diamond grits and hardened with a lithium silicate densifier rather than coated. How deep we grind decides the look, from cream with no stone showing to salt-and-pepper fines or full aggregate exposure, so we test a small area first.
A high-gloss topcoat brightens a room but shows dust, tire marks and footprints, while satin and matte finishes hide them better and read calmer. Sheen comes from the topcoat, so we sample it on your floor before choosing, rather than picking from a printed chart.
Quartz aggregate broadcast into epoxy gives color and slip resistance in the same layer, which is why it shows up in commercial restrooms, kitchens and locker rooms. We set the grit size and topcoat thickness for how much texture the floor needs, so wet areas grip and still clean.
A solid color coating is a pigmented epoxy without decorative broadcast, usually gray, tan or white. It suits workshops, utility rooms and commercial back-of-house floors where the job is a bright, cleanable surface, and it makes dropped hardware easy to spot.
Epoxy yellows, or ambers, under ultraviolet light, which shows first in front of a garage door or a sunny storefront. Where a floor gets sun, we finish it with a polyaspartic or polyurea topcoat that holds its color, rather than leaving the epoxy exposed.
Decorative saw cuts, contrasting borders and inlaid logos are laid out before the base coat and taped or cut into the system as it builds. Existing control joints can become part of the pattern, so we plan the layout around them rather than coating across them.
A commercial floor carries forklifts, chemicals, hot water or aircraft rather than a family car, so the system changes. Thicker builds, chemical-resistant topcoats, urethane cement and joint fillers come into play, and the schedule has to work around a building that cannot simply close for three days.
The distribution buildings along I-55 and Weber Road include 1601 Remington Boulevard, listed at 591,748 square feet with 59 exterior docks. Floors on that scale are coated in sections planned around racking rows, aisles and the dock schedule, so receiving and shipping keep running while each section cures.
Control joints chip at the edges as forklift wheels drop across them, and a coating bridged over a joint cracks along its line. We clean the joints and fill them with a semi-rigid polyurea joint filler that supports the edges under wheel loads, then coat up to the joint.
Aisle lines, pedestrian walkways and forklift lanes are applied as part of the coating system so they wear with the floor. We lay out stripes from your plan and site conditions rather than from a rule, since federal standards specify no stripe width or color for aisle marking.
Under the Will County Food Establishment Sanitation Ordinance, plans including finish materials must be approved in writing before the village issues a building permit for a food business. We specify the floor to pass that review the first time, which keeps a kitchen remodel on schedule.
Hot water and steam cleaning soften standard epoxy, and thermal cycling can pull it off the slab. Food floors that see washdown get urethane cement, which tolerates thermal shock, carried up the wall as a coved base so the floor-to-wall joint is sealed and cleanable as the FDA Food Code expects.
Clow International Airport is owned by the Village of Bolingbrook, and its hangars hold aircraft that drip fuel and hydraulic fluid onto the slab. Hangar floors get a chemical-resistant system with a light, reflective finish, so leaks show quickly and fluids clean up without soaking into the concrete.
Retail and office tenant spaces often turn over with a short window between leases. We grind out old adhesive and coatings, repair the slab and install a polished or coated floor inside that window, so the space is ready for the next tenant’s fixtures on the date agreed.
Repair bays see motor oil, coolant, brake fluid and lifts bolted into the concrete. We coat around existing lift anchors and plates with a chemical-resistant system, and where lifts will be installed later, we coordinate the anchor locations so the coating is not drilled through after it cures.
Electronics assembly, data rooms and some labs need a floor that drains static charge within a specified resistance range. An ESD floor uses conductive primers, grounding points and a static-dissipative topcoat, and we test resistance after install so the result is measured rather than assumed.
Illinois caps volatile organic compounds in floor coatings at 250 grams per liter and in industrial maintenance coatings at 340 under 35 Ill. Adm. Code Part 223, statewide. Unlike the federal rule, it binds the contractor who applies the coating, so we choose compliant products and never thin them past their limit.
Shops, stores and kitchens that cannot close during business hours get their floors in overnight and weekend windows. We set the system and cure time to fit the window, including fast-cure polyaspartic topcoats where a floor has to return to service the next morning.
Bolingbrook Epoxy Flooring provides epoxy-flooring throughout the greater Bolingbrook area, with the same crews and the same standards on every job.
Good to know
Published bands for professionally installed systems run roughly $4 to $15 per square foot, and where a floor lands depends on the slab and the system. Crack and joint repair, moisture mitigation, flake or metallic finishes and a polyaspartic topcoat all move it. We measure the floor and quote per square foot for the system we actually propose.
Most two-car garages are ground, repaired and coated over one to two working days, followed by a cure period before cars return. The cure is set by the products and by slab temperature, not by a promise on a flyer, so the exact return-to-service time is written into the proposal for your floor.
Illinois issues no state license for flooring or coatings work. What exists is municipal: Bolingbrook requires every general contractor and subcontractor to be registered with its Building Division before a permit issues, and neighboring villages set their own registration, bond and insurance rules. We confirm the rules in your village before the job is scheduled.
Neither wins everywhere. A 100% solids epoxy base builds thickness and bonds well into a ground slab, while a polyaspartic topcoat resists ultraviolet ambering and cures quickly enough to work in a narrower temperature window. Many of our garage systems use both, and the proposal names which layer is which.
Not as it sits. Paint, sealer and failing coatings are removed with a diamond grinder or shot blaster until bare, profiled concrete is showing, because a new coating only bonds as well as the layer underneath it. Removal is a separate line in the quote so you can see what it adds.
Yes, on every slab. Moisture rising through concrete is the most common reason a floor coating blisters or peels, and it is the exclusion named first on most coating warranties. Testing is priced into the scope, and the result decides whether a moisture-mitigation primer is needed before the coating goes down.
A written contract and the state's Home Repair: Know Your Consumer Rights pamphlet before work begins. The Illinois Home Repair and Remodeling Act requires the written contract on home repair jobs over $1,000, and we hand the pamphlet over on every residential job regardless of size.
Every coating we apply is chosen inside the Illinois limits in 35 Ill. Adm. Code Part 223, which cap floor coatings at 250 grams per liter and bind the installer as well as the manufacturer. Many of our systems use 100% solids epoxy, which carries little solvent to begin with.
Usually, yes. Large floors are split into phased sections around racking rows and dock doors, with grinding and coating scheduled for nights and weekends where the building ships during the day. The phasing plan is agreed with the facility manager before the first section is opened.
Moisture and hydrostatic pressure from below the slab come first on most exclusion lists, followed by new cracking from slab movement, chemical exposure beyond the product's rating and damage from dragged steel or dropped loads. We read the exclusions out before the job is sold rather than after a claim.
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