Rose Restoration provides stone, concrete, metal, tile, and grout restoration for apartment buildings, condominiums, co-ops, and multifamily communities across Virginia, Maryland, and Washington DC. We maintain the common areas that define your property’s value — lobbies, corridors, elevators, amenity spaces, parking structures, and building exteriors.
With over 40 years of experience and a team of 30+ trained technicians, we understand the unique demands of multifamily properties. Occupied buildings require careful scheduling, dust and noise containment, and coordination with property management. Our crews are trained to work efficiently in shared environments, delivering professional results without disrupting residents’ daily routines.
Whether you manage a 20-unit condo building or a 500-unit apartment complex, Rose Restoration delivers consistent, high-quality surface restoration across the VA/MD/DC region. We work with property managers, HOA boards, asset managers, and building engineers to develop scopes that fit your budget and timeline.
Marble, granite, and stone tile in building lobbies. We hone, polish, repair, and seal lobby surfaces that residents and guests see every day. Marble restoration typically costs $10–$20 per square foot — a fraction of full replacement. Scheduled maintenance programs keep lobbies looking sharp between full restorations, extending the life of your stone investment by years.
Stainless steel, brass, and stone elevator cabs. Scratch removal, polishing, lacquer touch-up, and protective coating for the most-used space in any multifamily building. Our technicians restore elevator panels, doors, thresholds, and stone flooring to like-new condition, eliminating the scratches, scuffs, and dullness that accumulate from daily use.
Terrazzo, polished concrete, and tile corridors. Traffic pattern restoration, grout maintenance, and anti-slip treatment for stairwells. High-traffic corridors develop wear patterns that make the entire property look dated. We restore uniform appearance and apply protective treatments that resist future wear.
Fitness center floors, pool decks, clubrooms, rooftop terraces, and party rooms. Each surface type gets the appropriate restoration and protection for its use. Pool deck surfaces receive specialized non-slip coatings, while fitness center floors are treated for impact resistance and easy maintenance.
Concrete repair, joint sealing, deck coatings, and line striping for residential parking garages. Preventive maintenance that avoids costly structural repairs. Polished concrete in parking structures typically costs $2–$7 per square foot, far less than full slab replacement.
Facade cleaning, masonry repointing, entryway stone restoration, and graffiti removal for building exteriors that maintain curb appeal and property value. First impressions matter — a well-maintained exterior signals quality management and attracts prospective residents.
Scheduled maintenance programs — Annual or quarterly maintenance that keeps common areas consistently presentable. Regular maintenance prevents the buildup of damage that leads to expensive capital projects. Maintenance program details →
Capital improvement projects — Full lobby restorations, corridor refinishing, and amenity space upgrades that increase property value and resident satisfaction. We provide before-and-after documentation so boards can see the return on their investment.
Resident-friendly scheduling — Off-peak hours, phased execution, and noise/dust containment. We work around your residents’ daily lives. Early morning, evening, and weekend scheduling available to minimize disruption in occupied buildings.
Board presentations — We provide detailed scopes, cost breakdowns, and photo documentation that property managers and HOA boards need for approval. Our proposals include material specifications, timelines, and references from similar properties in the VA/MD/DC area.
Insurance and compliance — Rose Restoration carries full liability insurance and workers’ compensation coverage. We comply with all building access requirements, provide COIs on request, and coordinate with your building’s management office for access and scheduling.
The lobby is the first thing residents, guests, and prospective tenants see when they enter your building. A worn, stained, or scratched lobby floor sends the wrong message about your property. Rose Restoration specializes in restoring lobby surfaces to their original beauty — or better.
Most multifamily lobbies feature marble, granite, limestone, or travertine flooring. Over time, foot traffic wears away the polish, creates scratches, and embeds dirt into the stone’s surface. Our diamond honing and polishing process removes damage at the surface level and restores a uniform, elegant finish. For marble lobby floors, restoration typically runs $10–$20 per square foot — compared to $40–$100+ per square foot for full marble replacement.
Elevator interiors take more abuse per square foot than any other surface in a multifamily building. We restore stainless steel panels, brass fixtures, stone thresholds, and cab flooring. Scratch removal, re-polishing, and protective coatings extend the life of your elevator finishes and eliminate the need for costly panel replacement.
High-traffic utility areas like mailrooms, package rooms, and concierge desks accumulate scuffs, stains, and surface damage quickly. We restore countertops, flooring, and wall surfaces in these spaces to maintain a professional, well-managed appearance throughout the building.
Amenity spaces are a key selling point for multifamily properties. We restore fitness center concrete and tile floors, apply non-slip coatings to pool decks, and refinish locker room surfaces. Proper surface restoration in amenity areas reduces slip-and-fall liability and keeps these spaces attractive to current and prospective residents.
Parking structures require specialized concrete restoration including crack repair, joint sealing, surface coating, and line striping. Deferred maintenance in parking garages leads to water infiltration, rebar corrosion, and structural damage that costs exponentially more to repair. Preventive concrete maintenance at $2–$7 per square foot protects against five- and six-figure structural repairs down the road.
When tenants move out, surfaces inside the unit often need attention before the next resident moves in. Rose Restoration helps property managers turn units quickly with targeted surface restoration that avoids the cost and delay of full replacement.
Granite, marble, and engineered stone countertops develop scratches, etching, stains, and dull spots during tenancy. Our technicians restore countertops on-site — honing out damage, polishing to a uniform finish, and sealing the surface for the next resident. Countertop restoration is typically completed in a single day and costs a fraction of replacement.
Bathroom vanities, shower surrounds, and tile floors accumulate hard water deposits, soap scum etching, grout discoloration, and surface scratches. We restore natural stone and tile surfaces in bathrooms to move-in ready condition, including grout cleaning, caulk replacement, and surface sealing.
Hardwood, tile, terrazzo, and concrete floors in individual units can be restored on-site without the disruption and expense of replacement. We address scratches, stains, wear patterns, and dullness so that each new resident walks into a unit with floors that look fresh and well-maintained. For property managers handling multiple turnovers per month, we offer volume pricing and priority scheduling.
Surface restoration delivers measurable financial and operational benefits for HOA boards and property management companies. Here is how restoration compares to replacement and why it makes sense for your property’s bottom line.
Restoration typically costs 50–80% less than full surface replacement. A marble lobby floor that would cost $80,000–$150,000 to replace can be fully restored for $15,000–$30,000. Concrete parking deck restoration runs $2–$7 per square foot versus $15–$25 per square foot for a full overlay. These savings allow boards to address more areas within the same budget and build healthier reserve funds.
Rather than waiting for surfaces to deteriorate to the point of capital-level repair, scheduled maintenance programs keep common areas in consistently good condition. Rose Restoration offers annual and quarterly maintenance contracts that include lobby polishing, elevator cab restoration, corridor floor maintenance, and exterior stone cleaning. Predictable costs make budgeting easier for property managers and boards.
Well-maintained common areas directly impact property values, rental rates, and resident retention. Buildings with polished lobby floors, clean elevator cabs, and well-kept amenity spaces command higher rents and experience lower vacancy rates. Surface restoration is one of the highest-ROI capital improvements available to multifamily properties.
In the competitive VA/MD/DC rental and condo market, first impressions matter. Prospective residents compare properties side by side. A building with restored, polished surfaces in the lobby, corridors, and amenity spaces stands out against competitors with worn, dated finishes. Restoration gives your property a visual edge without the cost or timeline of a full renovation.
Restoring surfaces in an occupied building requires planning, communication, and experienced crews. Here is how Rose Restoration manages projects in multifamily environments from start to finish.
We begin with an on-site assessment of every surface that needs attention. Our team documents conditions with photos, measures square footage, identifies material types, and notes any damage that requires repair before restoration. You receive a detailed scope of work with line-item pricing, material specifications, and a recommended timeline.
We phase our work to maintain access and minimize disruption. In a lobby restoration, for example, we work in sections so that residents always have a clear path through the space. Corridors are completed floor by floor. Amenity spaces are scheduled during low-usage periods. Our crews are experienced in managing work areas within occupied buildings without blocking access or creating safety hazards.
Surface restoration equipment generates noise and dust. We use HEPA-filtered dust containment systems, wet grinding techniques, and sound-dampening equipment to minimize impact on residents. Work in noise-sensitive areas is scheduled during approved hours, and our crews maintain clean, contained work zones throughout every project.
We coordinate with your property management team on all resident communications. We provide advance notice templates, post signage in work areas, and maintain clear communication about schedules and access. Our project managers are available to attend board meetings, answer resident questions, and adjust schedules as needed to accommodate building events or special circumstances.
Every project concludes with a walkthrough and final inspection. We provide before-and-after photo documentation, maintenance recommendations, and a warranty summary for your records. For properties on maintenance programs, we schedule the next service visit before we leave the site.
See how polished concrete transforms common areas in a repurposed condo building — a durable, low-maintenance floor that elevates property value.
Costs vary by surface type, condition, and square footage. Marble and stone restoration typically ranges from $10–$20 per square foot, while concrete restoration runs $2–$7 per square foot. For a typical multifamily lobby, restoration costs 50–80% less than full replacement. We provide detailed, line-item proposals after an on-site assessment so you know exactly what to expect. Call 703-327-7676 for a free property assessment.
We phase all work in occupied buildings to maintain access and minimize disruption. Lobbies are restored in sections, corridors are done floor by floor, and amenity spaces are scheduled during low-usage hours. We offer early morning, evening, and weekend scheduling. Our crews use dust containment systems and sound-dampening equipment to keep noise and debris to a minimum. We coordinate with your property management team on all resident notifications.
Yes. We restore surfaces in common areas including lobbies, corridors, elevators, amenity spaces, and parking structures, as well as individual unit surfaces like kitchen countertops, bathroom vanities, and floors. For property managers handling unit turnovers, we offer volume pricing and priority scheduling to help you get units move-in ready quickly.
That depends on your HOA’s governing documents and the scope of work. We provide detailed proposals with scopes, cost breakdowns, material specifications, timelines, before-and-after photos from similar projects, and references from other properties in the VA/MD/DC area. Our team is available to present at board meetings and answer questions to help facilitate approval. We work with HOA boards throughout the region and understand the approval process.
Timelines depend on the scope. A single lobby floor restoration typically takes 2–4 days. A full building common area restoration — including lobbies, corridors, elevators, and amenity spaces — may take 2–6 weeks depending on the building size and number of surfaces. We provide a detailed schedule during the proposal phase and coordinate closely with property management to stay on track. Unit turnovers are typically completed in 1–2 days per unit.
We restore marble, granite, limestone, travertine, slate, terrazzo, concrete, tile, grout, stainless steel, brass, bronze, aluminum, wood, and engineered stone surfaces. If it is a hard surface in your building, we can most likely restore it. Common projects include lobby floors, elevator cabs, corridor flooring, countertops, bathroom vanities, pool decks, parking garage concrete, and building exteriors. Call 703-327-7676 to discuss your specific surfaces.
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We assess your facility, recommend the right approach for each surface, and provide a detailed proposal.