Commercial Concrete Repair: Addressing Spalling, Cracking, and Joint Failure

Commercial Property Services

Commercial concrete surfaces — sidewalks, curbs, loading dock pads, and parking structures — deteriorate through freeze-thaw cycling, salt exposure, and physical loading. Timely repair prevents minor issues from becoming structural failures.

Spalling is the most visible concrete deterioration mode in Ontario's climate. Deicers penetrate the concrete surface, lower the freezing point of internal moisture, and cause freeze-thaw cycling below the surface where normal surface freezing wouldn't occur. The result is surface delamination and progressive layer loss.

Industry Best Practices

Repair method selection for spalling: shallow spalling (less than 20 mm depth) can be addressed with polymer-modified mortar patches applied over a mechanically cleaned surface. Deep spalling that exposes reinforcing steel requires full-depth repair with appropriate concrete restoration materials and may require the steel to be cleaned of rust and treated before patching.

Crack injection is the appropriate repair for cracks that penetrate through the full depth of the slab. Epoxy injection under pressure fills the crack and restores structural continuity. Polyurethane foam injection is used for cracks where water flow is active and the concrete cannot be dried sufficiently for epoxy — the foam reacts with moisture and fills the crack, stopping water without requiring dry conditions.

How D&D Commercial Services Can Help

Curb repair: deteriorated or displaced curbs create trip hazards at parking lot perimeters and pedestrian crossing points. Concrete curb sections can be removed and replaced in section using form work and ready-mix concrete. The new section must be reinforced and tied to adjacent sections to prevent differential movement.

Joint resealing: expansion joints in concrete slabs must be sealed to prevent water and debris entry. Failed joint sealant allows water to freeze in the joint and cause spalling of adjacent edges. Cleaning out the joint, installing foam backer rod at the correct depth, and refilling with a flexible polyurethane sealant restores the joint's function.