The lobby is the first thing residents, prospective buyers, and visitors see when they walk into your building. A worn marble floor, dull terrazzo, or stained concrete in the parking garage sends a message about how the entire property is managed. Rose Restoration International has spent over 40 years restoring common areas in condominiums and apartment buildings across the DMV — and we understand the unique challenges that come with working in occupied residential buildings.
We work with HOA boards, property management companies, and building managers to restore and maintain every common surface in your building, from the front entrance to the parking structure.
Marble is the standard for upscale condo lobbies, and it takes a beating. Hundreds of residents walking through daily, rolling luggage, delivery carts, wet shoes — all of it wears down the polish and creates dull traffic patterns. Water and salt tracked in during winter months accelerate the damage.
We restore marble lobby floors through diamond honing and polishing, removing years of wear to reveal fresh stone underneath. Traffic patterns disappear. Scratches are ground out. The lobby goes from looking tired and dated to looking like it did the day the building opened.
For buildings with extensive marble — lobby, elevator landings on every floor, corridors — we phase the work to minimize disruption and maintain resident access throughout the project.
Terrazzo is a staple in mid-rise and high-rise residential buildings, especially in corridors, stairwells, and mail rooms. Properly maintained terrazzo has a deep, reflective shine that brightens common areas and gives the building a polished, well-cared-for appearance.
When terrazzo is neglected, it becomes dull, scratched, and dingy. Wax buildup from years of janitorial floor treatments turns yellow and traps dirt. We strip old coatings, diamond-grind the surface to remove damage, and polish the terrazzo to a natural shine that requires no wax or topical coatings — just periodic maintenance to keep it looking its best.
Parking garages are often the most neglected common areas in a residential building, but they are also where residents start and end every trip home. Stained, cracked, and deteriorating concrete in the parking structure signals deferred maintenance and can become a safety issue.
We clean, repair, and seal parking garage concrete to improve appearance, reduce dust, and extend the life of the surface. For buildings looking to upgrade their parking area, we offer concrete polishing that improves light reflectivity — a significant benefit in underground structures where lighting costs add up.
Elevator lobbies on every floor are high-traffic transition zones that show wear quickly. Stone thresholds at elevator doors develop chips and wear from cart and luggage traffic. Walls adjacent to elevators get scuffed and marked. These small areas have an outsized impact on how residents perceive the building’s maintenance.
We restore elevator lobbies floor by floor, matching the finish to your main lobby restoration for a consistent appearance throughout the building. Stone thresholds are honed, polished, and repaired. The work is fast — most individual elevator lobbies take less than a day.
Indoor pool decks, fitness center floors, and outdoor common areas require surfaces that are both attractive and safe. We restore stone and concrete pool decks with appropriate slip-resistant finishes, seal outdoor stone against moisture and freeze-thaw damage, and maintain the natural beauty of these high-value amenity spaces.
Pool deck restoration is best scheduled during off-season months when usage is lower, though we can accommodate any timeline your building requires.
Working in an occupied residential building is fundamentally different from working in a vacant commercial space. Residents expect quiet enjoyment of their homes. They have children, pets, work-from-home schedules, and early mornings. We get it.
For lobbies and main common areas, we offer overnight restoration between 10 PM and 6 AM — residents go to bed with a worn lobby and come down in the morning to a transformed space. For corridor work on residential floors, we schedule during mid-day hours when most residents are out, or overnight depending on your building’s preferences.
All of our equipment is connected to HEPA vacuum systems for continuous dust suppression. We use wet processing methods for heavy grinding that virtually eliminate airborne dust. Our crews are trained in noise discipline, particularly during overnight and early morning work near residential units. We coordinate with your building management on communication to residents about scheduled work.
We work within your building’s security protocols. Our crews carry identification, sign in and out as required, and coordinate with your front desk and security personnel. We do not prop open doors, leave equipment unattended in common areas, or compromise building security in any way.
A single restoration brings your common areas back to peak condition, but daily foot traffic starts wearing surfaces down immediately. A scheduled maintenance program keeps your building looking its best year-round and dramatically extends the interval between full restorations.
We offer monthly, quarterly, and annual maintenance contracts for commercial and multifamily properties. Maintenance visits include touch-up polishing of high-traffic areas, spot cleaning, sealer inspection, and minor repair work. Many of our condo clients have been on continuous maintenance programs for over a decade.
We phase the work to maintain a clear path through the lobby at all times, or we schedule the work overnight when lobby traffic is minimal. For full lobby restorations, we coordinate with building management to establish temporary access routes and communicate the schedule to residents in advance.
Costs depend on the size of the lobby, the stone type, and the extent of damage. A standard marble lobby of 1,000 to 3,000 square feet typically runs between $3,000 and $12,000 — a fraction of what replacement would cost. We provide free estimates after an on-site assessment.
Yes. We clean, repair, and seal parking garage concrete, and we also offer polished concrete finishes that improve appearance and light reflectivity. Parking garage work is typically scheduled on weekday nights or weekends to minimize impact on resident parking.
We work with HOA boards, property managers, and building engineers every day. We provide detailed proposals suitable for board review, carry full commercial insurance, and can supply certificates of insurance to your management company. We are happy to present at a board meeting if that helps move your project forward.
Your residents chose your building for a reason. Make sure the common areas reflect the quality they expect. Rose Restoration International has been restoring condominiums and apartment buildings across Virginia, Maryland, and Washington DC for over 40 years with a team of more than 30 skilled technicians. Call us at 703-327-7676 or contact us online for a free on-site assessment. We will show you exactly what is possible.
