Basement Floor Epoxy in Ann Arbor, MI

Basement floor epoxy turns a dusty, cold slab into a floor you can wash, put furniture on and use year round. In Ann Arbor, the planning starts with moisture. A basement slab sits against the ground, and water vapor moving up through it is the main reason basement coatings blister and peel. We test every basement floor before we recommend a system.

Why Ann Arbor basements need a moisture check

Water in basements has been a city issue here for years. In 2001 Ann Arbor began a footing drain disconnection program after footing drains tied into the sanitary sewer were linked to sewage backing up into basements during heavy rain. According to the Ann Arbor Chronicle, homes in the program had sump pumps installed in their basements. The soils matter too. The USDA describes the Conover series, a loamy till soil mapped across southern Michigan, as somewhat poorly drained, with a perched seasonal water table about 6 to 18 inches below the surface. A slab over wet ground can look dry and still push enough vapor to lift a coating.

How we test

We take moisture readings in more than one spot, since a basement can be dry in the middle and damp along an outside wall. We look for efflorescence, the white mineral deposit water leaves behind, and for old water lines, rust stains around the sump, and cracks that seep after rain. If the readings are moderate, a moisture-tolerant primer can go under the coating. If water is actively coming in, the water problem has to be fixed first, and we tell you so.

Radon comes up through the same slab

The Washtenaw County Health Department estimates that over 40% of homes in the county are above the EPA's radon action level of 4.0 pCi/L, and it recommends testing every home. An epoxy floor seals the slab surface, but radon can still enter through cracks, wall joints and the sump. It is not a mitigation system. If you are finishing the basement, test first. When a mitigation system is installed, we coat around the suction pipe and keep the sump lid accessible.

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Older slabs, older problems

With a median build year of 1971 and nearly 15% of homes built before 1940, according to Point2Homes' summary of ACS data, many Ann Arbor basements have slabs that have been patched, painted or partly replaced. Paint on a basement floor almost always has to come off, because it is weaker than the coating that would go over it. Uneven sections can be ground down or filled. Wide or shifting cracks may point to a structural issue, and we will tell you before coating over them.

Choosing a finish

• Solid color with a light flake: easy to clean, good for laundry and storage areas.
• Full flake: more texture, hides dust, works in workshops and gyms.
• Metallic epoxy: a poured, marbled look for rec rooms, bars and media rooms.
• Clear sealer over ground concrete: the simplest option, with a modern bare-concrete look.

A coated basement floor reflects more light than bare concrete, which helps in a room with small windows.