Breathable, penetrating water repellent on unpainted concrete, block, stucco, brick, pavers, concrete roof tile and natural stone, at $0.28–$0.52 per square foot on concrete and masonry and $0.72–$0.96 on stone. Walls and roofs are sealed by drone from grade, with no lift or swing stage in the price; flatwork is sealed with a ground low-pressure rig. It goes on after we clean, on its own dry-weather visit, and every job is measured with RILEM readings before and after so you can see it worked.
Vista seals concrete, masonry, stucco, pavers and natural stone across Miami and South Florida at $0.28–$0.52 per square foot on concrete, block, unpainted stucco, brick, pavers and concrete roof tile, and $0.72–$0.96 on coral stone, Keystone, limestone and travertine. We apply breathable, penetrating water repellents (silane and siloxane, or a stone-specific product on calcareous stone) by drone on walls and roofs and with a ground low-pressure rig on flatwork, on a separate dry-weather visit after we clean. Every job starts and ends with RILEM water-uptake readings on your own wall, so you see the result measured instead of promised. Fixed price after a free site survey.
Unsealed concrete, block and stone are porous. Every rain and every onshore breeze pushes water into them, and near the coast that water carries chloride. Chloride that reaches the reinforcing steel starts the corrosion that cracks and spalls concrete, which is exactly what milestone inspections are looking for. Water in the surface also carries dirt and salt into it, so staining soaks in rather than sitting on top.
A penetrating silane or siloxane lines the pores of the material so water beads off while the wall can still breathe. It is the treatment Florida's own transportation department specifies on its concrete. We apply it the way the manufacturers require, a low-pressure flood coat on a clean, dry surface, with the product matched to the substrate. On walls and roofs the drone does the application from grade, which is where the saving comes from: no lift, no swing stage, no rope crew, and that is what puts the rate at $0.28–$0.52 per square foot.
Free site survey: substrate identification, a RILEM baseline reading, and a test patch
Vista cleans the surface, then it dries for at least 48 hours
Low-pressure flood coat by drone or ground rig, then RILEM readings again once it cures
Safer for crews, faster for tenants, cheaper for owners, and cleaner for the building.
$0.28–$0.52 per sq ft on concrete and masonry, below typical published sealing rates
Breathable penetrating repellents, never a film that traps moisture
Product matched to the substrate, named in the proposal with its data sheet
RILEM water-uptake readings before and after, on your building
Drone application on walls and roofs, no lift or swing stage
Glass, metal and air intakes masked before a drop is sprayed
Separate dry-weather visit after cleaning, as the manufacturers require
Licensed for the work · FAA Part 107 · $2M liability
Seal-only rates, applied after a Vista clean. Fixed price after a free site survey.
Concrete, masonry, pavers, roof tile
$0.28–$0.52 / sq ft
Dense concrete at the low end; porous block, stucco and pavers take more product.
Natural stone
$0.72–$0.96 / sq ft
Coral stone, Keystone, limestone and travertine need a stone-specific product.
20,000 sq ft unpainted concrete facade
$5,600–$10,400
Seal only. Cleaning is quoted alongside it at our cleaning rate.
40,000 sq ft precast or tilt-up building
$11,200–$20,800
Seal only. Cleaning is quoted alongside it at our cleaning rate.
3,000 sq ft paver pool deck
$840–$1,560
Seal only. Cleaning is quoted alongside it at our cleaning rate.
1,500 sq ft coral stone or Keystone feature
$1,080–$1,440
Seal only. Cleaning is quoted alongside it at our cleaning rate.
Step one, on a real job
Every figure below is quoted from its primary source. The last one comes from your building.
87–95%
less absorbed chloride is the minimum Florida accepts. FDOT's specification for penetrant sealers on state concrete requires a 40% silane that cuts absorbed chloride by at least 87% in the NCHRP 244 cube test and 95% in its southern-climate series, and water weight gain by at least 85%.
FDOT Standard Specifications FY 2025-26, Section 413, Table 413-1
~75%
lower natural chloride diffusion in concrete protected with a silane-based surface treatment than in untreated concrete, independent of the mix, in a peer-reviewed study.
12 years
and every silane treatment was still working. Oklahoma DOT cored 60 bridge decks in service for 6 to 20 years. All applications 12 years old or younger were effective; 68% were at 15 years.
89–98%
less water absorbed by treated brick, block and mortar in ASTM tests of PROSOCO Siloxane PD (89.14%, 92.55% and 98.34%), with a manufacturer-estimated service life of more than 10 years.
PROSOCO Sure Klean Weather Seal Siloxane PD product data sheet
Your wall
measured before and after. We run RILEM tube water-uptake readings on your building before we seal and again after it cures, and the numbers go in your report. The four figures above are someone else's lab and someone else's concrete. This one is yours.
Vista, on every sealing job
The product is chosen for the substrate. One sealer on everything is how limestone ends up with a concrete product on it.
Penetrating silane or silane-siloxane; 100% silane on smooth, dense faces
The strongest case on the list. Silane slows chloride from salt air reaching the rebar, the start of the spalling that milestone inspections go looking for.
Penetrating silane, the class FDOT specifies for coastal concrete
Sealed once the engineer's repairs have cured, not instead of them. A repellent slows new chloride; it does not reverse corrosion already under way.
Block-rated silane-siloxane
Porous block drinks wind-driven rain. A water repellent cuts the water getting in and the efflorescence that follows it out.
Silane-siloxane
Worth it where the natural finish is staying. Treated stucco may not take paint well later, so we ask before we seal.
Breathable siloxane or siloxane-silane only, never a film
Film-formers trap moisture and salts in brick. Breathable repellents let the wall dry out while keeping rain out.
A water repellent formulated for calcareous stone
Miami's native stone is calcium carbonate. The standard concrete sealers are not appropriate on it, so stone gets its own product and its own rate.
Penetrating silane-siloxane for a flat finish; acrylic only with grip additive
Salt air, pool chemistry and staining. Flatwork is sealed at grade with a low-pressure rig; the drone is for walls and roofs.
Penetrating silane
On a deck that is sound, uncracked and not yet carrying chloride at the steel. A cracked deck needs a traffic membrane, which is a different product.
Clear sealer suited to concrete tile, applied after cleaning
Sealed after the roof is cleaned and fully dry, so the clean tile is what gets protected.
Painted or elastomeric-coated stucco and painted concrete
The paint is the protection, and a clear penetrant cannot get through it. Most Miami buildings are here. They need cleaning now and repainting on the reserve-study cycle, not a sealer.
EIFS
Only the EIFS manufacturer's own product goes on EIFS. We clean it; we do not seal it.
Brick less than a year old, and clay brick pavers
New brick needs to finish releasing its construction moisture first; clay pavers are not treated.
Polished marble or granite, slate, coquina and historic masonry
Little benefit on dense stone, and coquina and historic fabric belong with a conservator.
Clay or glazed roof tile, and flat roof decks
Clay tile does not need it; a flat deck needs a roofing membrane, not a sealer.
Cracked or delaminated concrete, or chloride already at the rebar
That is an engineer and a repair first. Sealing over it hides the problem the inspection is looking for.
Seawalls and dock caps
Tidal and splash-zone concrete is marine contractor work.
Straight answers on process, safety, pricing, and scheduling, pulled from the questions South Florida property managers actually ask.
$0.28–$0.52 per square foot on concrete, block, unpainted stucco, brick, pavers and concrete roof tile, and $0.72–$0.96 on natural stone. That is a seal-only rate, applied after we clean. A 20,000 sq ft unpainted concrete facade is $5,600–$10,400, a 3,000 sq ft paver pool deck is $840–$1,560, and 1,500 sq ft of coral stone is $1,080–$1,440. Where you land in the range depends on how much product the surface drinks: dense, smooth concrete takes less, porous block and pavers take more. Every job is a fixed price after a free site survey.
Because on walls and roofs the drone replaces the lift, the swing stage and the crew time that go with them, and access is a large part of what sealing a building normally costs. The product and the process are the same ones the manufacturers specify; what changes is how the applicator gets to the wall. We pass that saving on rather than keep it.
It is the breathable kind. A penetrating water repellent lines the pores of the concrete or masonry so liquid water beads off, while water vapor can still escape and the wall can dry out. A waterproof coating or membrane, by contrast, forms a film. Film-forming products belong on some surfaces and are wrong on others, because trapped moisture and salts cause spalling. For facades and masonry, breathable is the right answer.
Unpainted concrete (cast-in-place, precast, tilt-up), balcony slab edges after repair, concrete block and cast stone, unpainted stucco, porous brick, concrete pavers and pool decks, the open top deck of a garage, concrete roof tile, and natural stone with the right product. The strongest case is bare concrete near the coast, where the treatment slows the chloride that corrodes rebar.
No, and nobody should. A clear penetrating sealer cannot get through a paint film, so on a painted or elastomeric-coated building it does nothing. The paint is the protection there. What a painted building needs is regular cleaning and repainting on its reserve-study cycle. We will tell you that at the survey rather than sell you a sealer.
Yes, with the right product. Miami's native stone is limestone, calcium carbonate, and the leading concrete sealers are labelled not appropriate for limestone, marble, travertine or other calcareous stone. Stone gets a repellent formulated for it, tested on a patch of your stone first, at $0.72–$0.96 per square foot.
Not on its own, and we will not claim it does. A water repellent is not a biocide, and the National Park Service cautions that some repellents can hold moisture at the surface. What sealing does is keep water, and the salt and staining carried in it, out of the material: Sika's data sheet lists reduced dirt penetration and reduced efflorescence. We clean off growth first, then seal for water and chloride. The two jobs are complementary, not the same.
It depends on the product and the surface, and we quote the manufacturer rather than a promise of our own. PROSOCO estimates Siloxane PD's service life at more than 10 years. In the field, Oklahoma DOT found every silane treatment on its bridge decks still effective at 12 years. Stone impregnators and paver sealers have shorter stated lives. Because a sealed surface looks unchanged, the RILEM readings we leave you are how you check it later.
No. A penetrating repellent keeps water out of the pores of sound material, but the manufacturers say plainly that it will not keep water out of cracks, defects or open joints. Leaks come through those. They need repair, crack injection or new joint sealant first. We can seal once they are fixed.
A penetrating repellent is designed to leave the surface looking natural, but some products can darken some substrates, and that is exactly why every job starts with a test patch on your building with the same equipment. You approve the appearance on a small area before the whole wall is treated.
Only with masking, which is why we mask. Silanes and siloxanes can bond to unprotected glass, so glazing and metal near the treated face are covered first, the spray is a low-pressure flood coat rather than a mist, and we do not apply in wind. That discipline is the difference between a drone sealing job and a glass restoration bill.
Concrete roof tile, yes, after it is cleaned and completely dry. Clay and glazed tile do not need it, and a flat concrete roof deck needs a roofing membrane rather than a sealer.
Related services, pricing, and answers, all in one click.
See how commercial properties across Miami are cleaned without scaffolding, boom lifts, or rope access: safer, faster, and 30–60% more cost-efficient.
Send the address. We'll identify which surfaces are worth sealing, which are not, and reply with a fixed price after a free survey and RILEM baseline.
Most of what makes sealing work happens before anything is sprayed: the right product, a clean and dry surface, and a baseline to measure against.
We identify what every surface actually is: bare or painted, dense or porous, concrete or calcareous stone. The product is chosen from the manufacturer's data sheet for that substrate, and named in the proposal with the data sheet attached, so nothing is sprayed on your building that you have not seen specified.
A RILEM tube measures how much water the surface takes up over a set time. We read it before anything is applied, then treat a small test area with the same equipment we will use on the job, because the manufacturers insist on it and because it answers the appearance question before the whole wall is done.
A sealer locks in whatever is on the surface, so the wall is cleaned first with our soft-wash process and pure-water rinse. Biological growth, salt and traffic film come off before anything goes on.
Penetrating sealers need a dry, absorbent surface. We wait at least 48 hours after washing or rain, then work inside the data sheet limits: surface temperatures in range (early and late in the day in a Miami summer), no rain forecast inside the cure window, and no wind drift.
Silanes and siloxanes can bond to unprotected glass, so glazing, metal frames and finishes near the treated face are masked. Air intakes are covered and air handlers on that face are shut down until the application is done. Landscaping, vehicles and people are kept out of the work zone.
The manufacturers call for high-volume, low-pressure spray through fan tips, under 50 psi, applied without misting, from the bottom up, wet on wet, until it just runs. Walls and roofs are done by drone from grade with no lift or swing stage; pavers, pool decks and garage top decks are done with a ground low-pressure rig.
Once the treatment has cured we repeat the RILEM readings at the same points and hand you both sets of numbers, with the product, batch and areas treated. A sealed surface looks the same as an unsealed one, so the readings are how you know it is there, and how you will know when it is time to reseal.
The drone for walls and roofs, a ground rig for flatwork, and a RILEM tube to prove it.
The risks in drone sealing are overspray and vapor, and both are handled before the first pass.
Overspray on glass is the real risk in drone sealing, because these products bond to it. Glazing and metal near the treated face are masked before we spray, and nothing is applied in wind that would carry it.
Air intakes on the face being treated are covered and the air handlers serving them shut down until application is complete, per the manufacturers' instructions. We coordinate the sequence with building management so residents are notified in advance.
We favor water-based repellents, which carry far less solvent than older formulas. The product and its safety data sheet are in the proposal.
Properly licensed for spray-applied waterproofing and roof sealing in South Florida, with $2M liability. Drone flights run under FAA Part 107 with a certified commercial pilot.
Multiply your area by the rate and you have the range: a 20,000 sq ft unpainted concrete facade is $5,600–$10,400, a 40,000 sq ft precast building is $11,200–$20,800, and 1,500 sq ft of coral stone is $1,080–$1,440. Every proposal is a fixed price issued after a free survey.
Concrete, masonry, stucco, pavers, concrete roof tile
$0.28–$0.52 / sq ft
Natural stone: coral stone, Keystone, limestone, travertine
$0.72–$0.96 / sq ft
Clean and seal
Cleaning rate + sealing rate
Not included, and worth checking in any bid you compare against: concrete and spall repair, crack injection, replacing failed joint sealant, traffic membranes on garage decks, and repainting. A sealer is not a repair. A bid that seals over cracked or chloride-damaged concrete, or that sprays a clear sealer over paint, is quoting work that will not do what it claims.
What decides whether a sealing job is done right, and how you can check it.
A small graduated glass tube fixed to the wall and filled with water. It shows how much water the surface absorbs over a set time. We read it at marked points before sealing and again after cure, so the effect of the treatment is a pair of numbers on your building, not an adjective in a brochure.
From drawings where they exist, confirmed on the walkthrough, and only the surfaces that are actually being treated. Glazing, painted areas and anything excluded at the survey are taken out. The take-off goes out with the proposal so you can check the square footage the price is built on.
Because a penetrating sealer only works on a dry, absorbent surface, and excess moisture shortens its service life. We clean, then wait at least 48 hours of dry weather before sealing. Contractors who wash and seal in one day are sealing a wet wall.
After the repairs, once patches and new concrete have cured and any new joint sealant is in and cured. Repair materials go on first, because some repair mortars and coatings do not bond well to a treated surface. Sealing the repaired building then slows the chloride that caused the damage from getting back in.
It usually already has a line. Florida's structural integrity reserve study must include waterproofing and exterior painting, so boards are budgeting for this work either way. Our proposal breaks out the area, the product and the rate so it can be matched against that line.
Sealer manufacturers warrant their product, typically by supplying product to re-treat; they do not warrant anyone's labor. We give you the product, batch and treated areas in writing plus before-and-after RILEM readings, which is the evidence any warranty claim, or any future reseal, starts from.
When it stops repelling water, not on a fixed calendar. Concrete and masonry treatments are typically long-lived; paver and stone sealers need attention sooner. Re-reading the RILEM points every couple of years tells you when you are there, instead of guessing.
No. Sealing is a multi-year treatment rather than a recurring visit, so it is priced on its own at the rates above. The recurring discount applies to cleaning programs.
Salt air, humidity and wind-driven rain are why Florida specifies penetrating silane on its own coastal concrete. We seal concrete, masonry, pavers and natural stone across all three South Florida counties.
Coastal condos in Miami Beach, Brickell and Sunny Isles carry the most chloride on bare concrete balcony and slab edges, usually sealed straight after milestone-inspection repairs. Coral Gables and Coconut Grove add coral stone and Keystone, which get a stone-specific product.
Fort Lauderdale and Pompano Beach towers face the same salt drift, and inland Sunrise, Plantation and Miramar are heavy on tilt-up and precast commercial buildings, where the drone replaces a lift for the application.
Boca Raton, Delray Beach and Jupiter mix concrete paver pool decks and plazas with coral stone features and split-face block, each sealed with the product its substrate calls for.
Yes: Miami, Brickell, Miami Beach, Coral Gables, Doral and Aventura. Coastal condos with bare concrete balcony edges and slab edges are the strongest case, usually right after milestone-inspection repairs.
Yes. Fort Lauderdale, Hollywood, Pompano Beach, Sunrise, Plantation and Miramar, including tilt-up and precast commercial buildings where the drone replaces a lift for the application.
Yes: West Palm Beach, Boca Raton, Delray Beach, Boynton Beach and Jupiter, including coral stone and Keystone features with a stone-specific product.
Salt air carries chloride onto every coastal surface, humidity and heat keep it wet, and wind-driven rain pushes water into porous block and stucco. That combination is why the state specifies penetrating silane on its own coastal concrete.
How to tell a sealing bid that will work from one that will not, and where the value actually is.
On bare concrete near the water, it is the best-documented case in exterior maintenance. Florida's own transportation department requires penetrating silane on its concrete for chloride protection, and field data shows the treatment holding for over a decade. Chloride reaching the steel is what starts the corrosion and spalling that repairs are made of, and a treatment that slows it is inexpensive next to a concrete repair program.
Put them on the same basis. Ask each contractor which product, by name, with the data sheet; the square footage treated; how they will protect glass and air intakes; how long they wait after washing; and how they will show you the sealer went on. A bid without a named product and a way to verify coverage is a bid for an invisible result you cannot check.
Dry time, masking, or the right product. Washing and sealing in one visit saves a mobilization and seals a wet wall. Skipping masking saves labor and risks the glass. Using one generic sealer on everything saves money and puts a concrete product on limestone or a clear sealer on paint. Each of those is cheaper on the day and costlier later.
Yes. Multiple buildings share the survey, the product ordering and the scheduling, and we sequence them around each property's calendar. Each building gets its own RILEM readings and report for its asset file.
A freshly cleaned, dry surface is exactly what a sealer needs. Ask for a sealing quote on the same survey and we'll schedule it after your clean.
