Industries We Serve
Restoration for Multi-Family & Condominium Buildings Across the Upper Midwest
Balconies, facades, plaza decks, and parking garages get diagnosed at the root cause. We restore them while residents stay home and the board stays informed.
What Damages Balconies, Garages & Facades
A condominium is a stack of exposed systems, each deteriorating on its own schedule. The climate here is built to destroy concrete.
Balconies take the worst of it. Thin slabs cantilevered into open air freeze from three sides. A few dozen freeze-thaw cycles per winter make the surface spall, the edges crack, and the reinforcing steel corrode. A balcony that “just needs paint” often needs structural concrete repair.
The garage gets salted from the inside. Cars drip chloride-laden slush onto the slab all winter. Once the traffic coating wears through, chlorides reach the rebar and post-tension cables. Corrosion begins in the ceiling below, where nobody looks.
Facades and sealants fail quietly. Open mortar joints and cracked caulk let water into the wall well before anyone reports “a leak in my unit.”
Common Condo & Apartment Building Repairs
Boards and managers bring us these conditions most often. Here are the repairs that resolve them.
Spalling Balcony Slabs & Exposed Rebar
Flaking concrete and rust-stained soffits mean corroding reinforcement, a structural problem. We chip to sound concrete, treat the steel, and rebuild with structural concrete repair.
Failing Parking Garage Slabs
Delaminated topping slabs and ceiling drips below trace back to water and chlorides. Parking deck restoration rebuilds the slab and drainage under new traffic coatings.
Leaks Into Units Nobody Can Trace
Water shows up in a fourth-floor bedroom with the entry point two floors up. Our leak investigations find the pathway before your association repairs the wrong wall.
Failed Window & Balcony Door Sealants
Hundreds of identical joints age at the same rate. Systematic caulking and sealant replacement closes every entry point in one mobilization.
Cracked Mortar Joints & Spalled Brick
Open joints on weather-facing elevations feed every freeze-thaw cycle. Proper tuckpointing with correctly matched mortar restores the weather seal.
Leaking Plaza Decks & Courtyards
The amenity deck over your garage is a roof residents walk on. When the buried membrane fails, we rebuild it with commercial waterproofing systems.
How Deferred Repairs Outgrow the Reserve Fund
Deferred repairs in a condominium don’t just get more expensive. They outgrow the reserve fund.
Water expands approximately 9% when it freezes. Each cycle pries balcony slabs and mortar joints open a little further.
Swing stages, scaffolding, and lifts can add 15 to 20% to project cost. Bundling balcony, facade, and sealant work means you pay for access once.
Deferred maintenance costs compound at approximately 7% annually. The repair that reserves could absorb today becomes tomorrow’s special assessment.
Small repairs become structural in the gap between “the reserve study flagged it” and “the board approved it.” A contractor-priced condition assessment closes that gap.How to read one: How to Read a Condition Assessment Report
Working With Associations & Property Managers
In an occupied residential building, restoration is as much logistics and communication as concrete and mortar.
Condition Assessment Boards Can Use
We inspect balconies, garage slabs, facades, and sealants hands-on. We report in plain language a volunteer board can vote on: what’s urgent, what can wait, what it costs.
Priced Phases for the Reserve
Most associations can’t fund everything at once. We break the work into priced phases aligned with your reserve schedule: life-safety first, protection next, cosmetics last.
Phasing Work Around Residents
Garage work runs lane-by-lane and balcony work stack-by-stack. Noisy operations stay inside agreed hours, with advance notices so your manager isn’t fielding surprise complaints.
Closeout Documents & Reserve Planning
Every project ends with documentation of completed repairs and a maintenance outlook that feeds your next reserve study.
Price the Reserve Study Items
Bring the report to us. We’ll walk the building and put real numbers against each line item before the budget meeting.
The Constraints Condo Boards Work Under
A condominium is owners, a volunteer board, and a manager in between, not a corporate campus with a facilities department.
Board Meetings Set the Pace
Association decisions move at the pace of monthly meetings and annual budgets. We time proposals to your calendar and answer owners’ questions at the meeting.
Reserve Studies Set the Budget
We scope work to structural integrity reserve study line items. Your analyst gets real repair costs instead of book values.
Avoiding a Special Assessment
Nobody gets re-elected for levying a special assessment. Phased scopes, bundled mobilizations, and early intervention keep repair costs inside the reserve fund.
Residents Live in the Work Zone
Balcony work happens outside someone’s bedroom window. Posted schedules, written notices, and a single point of contact mean residents hear the plan before the jackhammer.
Life-Safety Conditions on Balconies
A deteriorated balcony is a liability exposure. When we find a life-safety condition, we say so plainly and prioritize it first.
Multi-Family & Condominium Projects
Condo towers, apartment plazas, and below-grade garages restored while residents stayed home.
Mears Park Place Apartments
St. Paul, MN. Bigos Management contracted us in 2017 to rebuild a failing plaza. We replaced 56,000 SF of exposed-aggregate overlay over new hot-applied waterproofing, plus drains, planters, and privacy walls. The work finished on schedule and under budget.
The Towers Condominiums
Minneapolis, MN. Roughly 2,500 SF of overhead delaminations at the below-ground parking ramp. We repaired them with shotcrete one lane at a time so the ramp stayed open. Independent bond testing three months later found no failures.
Loring Way Condominiums
Minneapolis, MN. A four-month 2020 garage rehabilitation included slab-on-grade concrete replacement, plumbing and waste-pipe replacement, structural repairs and epoxy injection, and a new high-solids polyurethane traffic-bearing membrane.
Avidor Active Adult Apartment Homes
Edina, MN. 30,500 SF of high-solids polyurethane traffic-bearing membrane across vehicular and pedestrian garage areas, with concrete repairs and sealants. Done in one week, ahead of schedule and under budget.
Other projects include Horn Towers, Lux Apartments, 720 Lofts, Stone Arch Lofts, North Star Lofts, City Bella on Lyndale, 2615 Park, and the UW Milwaukee Kenilworth residence. See all projects.
Questions Boards & Property Managers Ask
Answers to what comes up in board meetings and manager calls.
Yes, that’s the default. Garage work is phased lane-by-lane, and balcony repairs proceed stack-by-stack with advance notice. At The Towers Condominiums, the parking entrance ramp stayed in operation throughout its repair.
We scope repairs to your reserve study line items and break larger projects into priced phases. The board then plans against real numbers. If you are preparing or updating a study, start with our guide to structural integrity reserve studies.
Not necessarily. Avoiding one is the point of acting early. A worn traffic coating is a maintenance expense. The chloride-damaged slab underneath is a capital project. Phasing spreads larger scopes across budget years, highest-risk first.
Your manager gets a single RSI point of contact, a posted schedule, and advance written notices for anything that affects a unit. Those notices are deliverables, not favors.
Exterior concrete, masonry, and sealant work needs sustained above-freezing temperatures to cure, roughly April through October here. Enclosed garage work is more flexible. Plan the year with our building envelope maintenance calendar.
Condo & Apartment Communities Across the Upper Midwest
From offices in Minneapolis and Cedar Rapids, RSI serves condominium and apartment communities across Minnesota, Wisconsin, Iowa, and Nebraska into the Dakotas and northern Illinois. That includes Minneapolis, St. Paul, Rochester, Madison, Milwaukee, Cedar Rapids, and Des Moines, the heart of the freeze-thaw belt.
Managing a portfolio. One contractor across multiple communities means consistent assessments, comparable pricing, and one phone number when an owner reports a problem. Multi-family is one of many industries we serve.
Request a Condition Assessment the Board Can Use
If the reserve study flagged the garage or an owner reported a leak, start with an honest assessment. For active leaks or loose overhead concrete, use our emergency support line.