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Location (City/State): Miami / Florida
Project Value: $15M+
Client Name: Oceana Bal Harbour Condominium Association, Inc.
Delivery Method: Design-Bid-Build (DBB)
Project Duration: 26 months (2025–2028), The project is divided into two phases for the entrance plaza deck, tennis court, reflecting pool, walkways, and planters, and six phases for the basement parking garage. Work in the parking garage and the entrance plaza deck will progress simultaneously
simultaneously
The project consists of the comprehensive restoration and waterproofing of an occupied condominium’s elevated plaza deck and two-level basement parking garage. The scope includes concrete repairs, grout injection using CombiGrout to fill subsurface voids and mitigate groundwater intrusion through the basement slabs, installation of a new waterproofing and traffic coating system, replacement of drains, installation of pavers and tile finishes, restoration of planters, walkways, reflecting pools, tennis courts, and associated site improvements. Following the grout injection program, the plaza deck waterproofing system is installed above to provide a complete long-term water management solution. The project is being executed in multiple phases while maintaining resident access and addresses chronic water infiltration, structural deterioration, and aging infrastructure, significantly extending the service life, durability, and functionality of the facility.
The Oceana condominium’s elevated plaza deck and two-level basement parking garage had experienced years of water intrusion, deteriorated waterproofing systems, concrete deterioration, leaking expansion joints, and failing finishes that affected both the structure and daily operations. Groundwater infiltration through the basement slabs created continuous moisture issues, while the aging plaza deck waterproofing system had reached the end of its service life, resulting in leaks into the parking garage below. The owner’s primary objectives were to eliminate water infiltration, restore the structural integrity and functionality of the plaza deck and parking garage, replace deteriorated finishes with new tile and paver systems, improve drainage performance, and extend the service life of the facility. Because the property remained fully occupied throughout construction, the project required carefully planned phasing to maintain resident access, parking availability, pedestrian circulation, emergency access, and uninterrupted building operations while minimizing disruptions.
Although the condominium is only approximately 10 years old, the project presented significant technical and logistical challenges due to premature waterproofing failure and ongoing groundwater intrusion.
According to the owner, the P2 basement garage frequently experienced standing water after heavy rain. Ground Penetrating Radar (GPR) is used to locate unknown subsurface voids beneath the slab before performing a planned CombiGrout injection program to fill the voids and reduce water infiltration prior to installing the new waterproofing system above.
The project is being completed while the condominium remains fully occupied, requiring the parking garage to stay open throughout construction. Maintaining resident access, coordinating equipment movement with flaggers, and working within limited staging and parking areas have required careful planning.
Demolition also uncovered numerous unforeseen electrical conduits within the topping slab, requiring adjustments to the work sequence. Additional challenges include multiple work areas being constructed simultaneously, limited working hours, strict dust-control requirements, and South Florida’s summer heat and frequent rain, which reduce the available window for waterproofing installation.
Successfully managing these conditions while maintaining building operations has been the project’s greatest challenge.
challenge.
The project is being completed through a carefully phased approach to maintain safe access for residents while minimizing disruptions.
Depending on the work area, existing pavers or tile are removed first. On the plaza deck, Ground Penetrating Radar (GPR) is used to locate existing electrical conduits and utilities before demolition of the topping slab, helping prevent damage to active building systems.
In the P2 basement garage, GPR is performed to identify subsurface voids beneath the slab that will be filled through the planned grout injection program. Structural concrete repairs are then completed using Sika repair materials on both the plaza deck and basement garage slabs.
The P2 basement garage will receive an Aquafin CombiGrout injection program, installed from above the slab to fill identified voids and reduce groundwater infiltration.
Waterproofing systems are then installed, including the Kemper waterproofing system for the plaza deck, tennis court, walkways, planters, and reflecting pools, and the Aquafin waterproofing system for the basement garage slabs.
New drains are installed or replaced as needed, followed by drainage and protection layers, installation of new pavers and tile finishes, and restoration of the planters with new soil and landscaping to match the existing appearance.
Throughout construction, the project team maintains strict safety and quality control measures, including traffic control, fencing, signage, flaggers, regular inspections, and close coordination with the owner, engineer, and manufacturers. These measures ensure compliance with project specifications while maintaining full resident access throughout the construction process.
Upon completion, the project will restore the long-term performance and durability of the condominium’s plaza deck and two-level basement parking garage.
The combination of grout injection, structural concrete repairs, new waterproofing systems, replacement drainage components, and new paver and tile finishes will significantly reduce water intrusion, improve drainage, and protect the structure from future deterioration.
The project is expected to extend the service life of the structure, reduce future maintenance costs, and provide a safe, functional, and aesthetically improved environment for residents.
All work is being performed in accordance with the contract documents, manufacturer requirements, and industry standards while maintaining full occupancy and uninterrupted access throughout construction.