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Surface Pitting & Flaking2026-10-30T09:11:13-05:00

Concrete Repair for Surface Pitting & Concrete Flaking

If your driveway, patio, sidewalk or garage floor is showing concrete pitting, flaking or spalling, surface deterioration has already begun. At NV Waterproofing and Foundation Repair, we help homeowners all over VA protect concrete surfaces with SealantPro®, a penetrating concrete sealer that helps block moisture intrusion and extend your concrete’s lifespan.

By addressing surface damage early, you can often help slow further deterioration and avoid premature concrete replacement.

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Symptoms

Warning Signs of Concrete Surface Deterioration

Concrete pitting and flaking often start with small surface changes that become more noticeable over time. You may see a rough, pockmarked finish, small chips that expose the aggregate below or areas where the top layer begins to peel away (concrete spalling). Damage usually shows up first along slab edges, steps and other spots exposed to moisture and de-icing salts. When concrete that once felt smooth now feels rough underfoot, the surface layer has likely started to fail.

Driveway Surface Spalling
Pitted Patio Concrete
Sidewalk Surfaces That Are Chipping
Garage Floor Flaking by the Overhead Door
Chipping Front Steps from Salt Damage
Rough, Pitted Pool Deck Surfaces

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Causes

What Causes Concrete Pitting, Flaking & Spalling?

Concrete surface damage almost never shows up overnight. Concrete pitting usually shows up first as small holes or shallow depressions. As surface breakdown continues, the surface may begin flaking, and in more advanced cases, concrete spalling can occur as larger pieces break away. Most of this damage builds up over years of exposure to moisture, freeze-thaw cycles, de-icing salts and everyday wear. Knowing what's driving the deterioration helps determine whether the concrete can be protected or if more extensive repairs are needed.

  • Freeze-Thaw Cycles

    Moisture that gets into concrete expands as it freezes, creating pressure that gradually causes the surface to pit, crack and flake.

    Because concrete is naturally porous, moisture can penetrate below the surface. As temperatures swing above and below freezing, repeated expansion and contraction wear down the top layer of concrete. Over time, this process can lead to concrete pitting, flaking and surface spalling.

  • De-Icing Salts & Chemicals

    Road salt and de-icing products can speed up surface deterioration, especially during winter.

    De-icing salts help water penetrate deeper into the slab while raising the number of freeze-thaw cycles the surface experiences. Together, these conditions often cause salt damage to concrete, causing edges, driveways, sidewalks and front steps to chip and flake before their time.

  • Poor Concrete Finishing

    Concrete finished or cured incorrectly tends to develop surface damage over time.

    When concrete is overworked, finished too early or cured incorrectly, the surface layer may be weaker than the concrete beneath it. Over time, this weaker layer can begin wearing away, exposing aggregate and creating a rough, pitted appearance.

  • Moisture Intrusion

    Water is one of the leading causes of long-term concrete surface deterioration.

    Moisture that enters unprotected concrete can carry dissolved minerals, create internal pressure during freezing weather, and slowly weaken the surface. White, chalky efflorescence is often a sign that moisture is moving through the concrete and bringing minerals to the surface.

  • Age & Surface Wear

    Traffic and weather naturally wear down unprotected concrete over the years.

    Driveways, patios, sidewalks and pool decks are constantly exposed to foot traffic, vehicles, UV rays, rain and changing temperatures. As the surface wears, minor imperfections can turn into larger areas of concrete flaking and pitting if left unprotected.

  • Lack of Concrete Sealing

    Concrete left unprotected is more vulnerable to moisture damage and surface breakdown.

    Without a penetrating sealer, concrete readily absorbs water and contaminants that accelerate deterioration. Applying SealantPro® helps reduce moisture intrusion and can extend the life of concrete by protecting it from the inside out.

How Concrete Pitting & Flaking Takes Hold Over Time

  • Stage 1

    Healthy Concrete Surface

    Concrete begins with a dense, smooth surface that naturally resists moisture and everyday wear. When properly protected, it can withstand years of exposure to weather, traffic, and seasonal changes.

  • Stage 2

    Moisture & Weather Break It Down

    Over time, water, de-icing salts, UV exposure and freeze-thaw cycles start wearing away the concrete surface. Once water penetrates the slab, repeated freezing and thawing weaken the top layer and accelerate surface deterioration.

  • Stage 3

    Pitting, Flaking & Spalling Appear

    Once the surface breaks down, small pits, chips and flakes begin showing up. Left untreated, the damage continues to spread, exposing more concrete to moisture and speeding up deterioration. SealantPro® helps shield concrete from additional moisture intrusion, slowing future surface deterioration and extending the life of the slab.

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How It Works

How NV Waterproofing and Foundation Repair Protects Pitted & Flaking Concrete

Step 1

Free inspection

Every project starts with a free inspection from a NV Waterproofing and Foundation Repair Design Specialist. We’ll review the condition of your concrete, determine whether the damage is limited to the surface or indicates a larger structural issue and recommend the right fix for your home.

Step 2

Prep the Concrete Surface

Prior to sealing, the concrete is cleaned thoroughly to remove dirt, debris, stains and contaminants that could prevent proper penetration. The surface then dries completely so SealantPro® can absorb deep into the concrete instead of sitting on top.

Step 3

Apply SealantPro®

SealantPro® is professionally applied across the concrete surface, penetrating deep into the pores of the slab. Unlike topical coatings that can wear away, it bonds within the concrete itself to help block moisture, road salts and other damaging contaminants.

Step 4

Cure & Conduct Final Inspection

SealantPro® cures in a matter of hours, allowing most concrete surfaces to be used the same day. Before wrapping up, your crew will confirm the application has been completed correctly and answer any questions about caring for your newly protected concrete.

Benefits

Why Homeowners Trust NV Waterproofing and Foundation Repair

Since 1986, homeowners have counted on NV Waterproofing and Foundation Repair to protect one of their biggest investments with repair solutions designed to last. We believe in fixing the root cause of the problem, not recommending replacement when a more effective, cost-conscious repair is available. As a member of the Supportworks network, we use engineered concrete repair systems that are backed by decades of research and proven performance.

Between concrete repair, foundation repair, basement waterproofing, crawl space repair and gutter solutions, NV Waterproofing and Foundation Repair offers comprehensive services to help protect your home from the ground up. We back our work with industry-leading transferable warranties, and flexible financing is available to help repairs fit your budget.

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What To Expect

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Don't just take our word for it

See what our customers have to say about our work.

NV Waterproofing was extremely responsive and 100% committed to identifying our water problem and designing a solution. Their work was excellent. The crew was on time and organized. They were very careful to protect the exterior landscaping and the interior of our home from dirt and debris. Even two years later, they responded to a sump problem at no additional charge. NV Waterproofing does the job right and stands behind its work.

Mike and Lynn F. | Columbia, MD

We bought a house in a state of disrepair, and so we've had to work with a number of contractors. I'd rank this company at the top of the list for their professionalism, knowledge, experience, and honesty. We had bowing of our basement walls that needed to be addressed. Michael came out to assess the situation, and gave us some options. After speaking with him, I felt very confident in their ability to buttress our walls. It was also a huge bonus that we were able to set up a payment plan for this job too. When the team showed up, Casey, Kevin, and Grant, they were super polite and professional. They took great care of our property, and if they had a question about anything, they asked. Also, if I had a question, Casey (the foreman), was very knowledgeable and quick to answer. They presented the work as they progressed through the job, and really, I was actually a little blown away by the scale of the project, and the speed at which they worked. What an impressive job they did! We're very confident in the work they did and will hire them again.

Ellen M.  | Takoma Park, MD

We were referred to NV Waterproofing from my brother-in-law who used them and was pleased. They came out and gave us an estimate - they were very prompt. We had the work done - it looked great and I am sure will do the job (only time will tell). We did have a miscommunication with the work (mostly on our part), but the owner had it fixed promptly and without additional cost. I would highly recommend them to anyone with water issues in their basement.

Susan C. | Washington DC, DC

NV stuck with me and made sure I was happy. Roberto Jr kept me calm as my problem persisted and kept working on a solution beyond the obvious. I highly recommend. Looking forward to a dry basement this summer.

Dean R. | Washington, DC

I am writing this letter to commend members of your organization for the waterproofing work performed on and around the foundation of my house. Despite situations beyond the control of both me and your associate, he always maintained professionalism and demonstrated why he is an outstanding representative of your organization. The crew obviously knew what had to be done and went about doing it. They were prompt in arriving at work each day, diligent in the performance of their duties (in spite of high heat and humidity), and took measures to ensure the safety around the excavated area (important because of children in the neighborhood). Unlike other construction sites I have seen, the crew maintained the area free of litter— no small measure these days! In addition, the crew always provided clear explanations of the work to be done each day, answering the questions with forthright and clear responses, never hurrying the discussion. As I was not on site while work was being done, they called me several times, taking those extra steps to keep me informed of the status of the work and aware of the tasks yet to be performed— something that is greatly appreciated. I would appreciate it if you would offer my heartfelt thanks to your able crew for the quality waterproofing work performed and the excellent communication and coordination exhibited by them.

Myra L. | Washington, DC

In my 12 years of having NV Waterproofing as a business partner, they have always proved reliable and trustworthy. They are a great value for me and my customers.

Darryl O. of Brookfield Homes, | Washington, DC

Great professional service and able to respond in timely manner to the project need.

Blake B. | Washington, DC

Brendan was very knowledgeable, professional and courteous. Highly recommend.

Cesar T. | Arlington, VA

A brief note to thank NV Waterproofing for extreme professionalism and courtesy in the manner in which my recent basement water seepage problem was addressed. From the initial contact with Jim, through the work with Roberto, Carlos and Jose, it was an overall pleasant experience – not to mention my contact with the owner and his responsiveness.

Ramesh T. | Arlington, VA

These guys were amazing. The initial visit was smooth, not pushy at all and he was even able to accommodate the relocation of a small drainage pipe. The demo to install the system was done beautifully, yes it was really good, you can tell they were precise and careful when doing so. Everything was clean, no stains on my carpet and they protected everything. No leak so far and I love it. Did I mention the price was excellent? I had 3 other companies to estimate thousands and even tried to sell extra unnecessary equipment. Thank you NV Waterproofing I have and will continue to recommend you.

Chelly Z. | Falls Church, VA

We appreciated NV Waterproofing's honesty and the men who worked tirelessly in uncomfortably cold weather. We've had one big storm since they finished and the basement walls are nice and dry. Nice work!

Peter V. | Falls Church, VA

Mauricio and Cristian were the initial sales reps who came to examine the issue and they took the time to test drainage that might have potentially been creating the water issue. They offered a reasonable solution (sealing the visible cracks and holes in the concrete) and I was contacted within a couple of days with an estimate and scheduling options. Sean was our tech and he did a fantastic job diagnosing the issue beyond just the cracks. He not only address all the holes and cracks in the concrete and mortar, he sealed up additional entry points above the foundation. He sourced additional materials to cover openings for cable lines. He went above and beyond and gave us measured information on how we should continue to monitor and treat this area as the house settles. He was thorough, informative, and provided excellent service in his work. I'm very glad that Sean was the technician sent to us and I would specifically request him for your projects.

Sara T. | Falls Church, VA

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Before & after photos

Check out before and after photos from some of our completed projects.

  • Sunken Concrete Step Repair in Stephens City, VA

    This Stephens City, VA homeowner was dealing with a sunken concrete front step that had settled over time, creating an uneven entryway and a noticeable tripping hazard near the front door. Sunken concrete steps can make everyday foot traffic unsafe for homeowners, guests, and delivery drivers, while also taking away from the home’s curb appeal. Our concrete repair team lifted and leveled the front step back to its proper position, creating a safer, more stable walkway and entrance. This concrete step repair helped reduce the risk of falls, improved the look of the front entry, and gave the home a cleaner, more welcoming appearance. The homeowner was thrilled with the outcome — a big transformation that improved both safety and curb appeal!

  • Basement Waterproofing in Winchestor, VA

    A homeowner in Winchester, VA, was struggling with a failing sump pump that couldn’t keep up during heavy rainstorms, leaving their basement vulnerable to water intrusion. The lack of a reliable backup system also left them worried about potential flooding during power outages. Frustrated and seeking a dependable solution, they contacted NV Waterproofing and Foundation Repair, a trusted basement waterproofing company in Winchester, VA.

    After assessing the situation, we replaced their old sump pump with a state-of-the-art TripleSafe Sump Pump system. This advanced system includes three levels of protection: a primary pump, a secondary pump for heavy water flow, and a battery backup to ensure the basement stays dry even during power outages. The homeowner now has peace of mind knowing their basement is fully protected, no matter the weather.

  • Pool Deck Leveling in Manassas, VA

    A homeowner in Manassas, VA, quickly realized their dream backyard pool was at risk when the surrounding concrete pool deck began to show serious problems. Uneven and sunken slabs created tripping hazards and unsightly cracks, making both safety and aesthetics a challenge for anyone using the space. Additionally, water from rain and pool use was pooling in low spots, causing slippery surfaces and further soil erosion beneath the deck. These issues not only threatened the safety of family and guests but also compromised the value and enjoyment of the home.

    Seeking an effective solution, the homeowner reached out to our team for a professional assessment. We identified the main cause of settlement: soil erosion under the slabs—a common issue in Manassas due to its clay-rich ground and fluctuating moisture. To address both the immediate hazards and prevent future damage, we recommended our two-part approach: the cutting-edge PolyLevel® concrete leveling system and NexusPro® Joint Sealant.

    The repair process began with drilling small holes into the affected concrete slabs, allowing us to inject high-strength PolyLevel® polyurethane foam beneath the surface. As the foam expanded, it filled voids, stabilized the soil, and gently lifted the slabs back to their original positions. The process was quick, clean, and minimized disruption, giving the pool deck a level, safe surface once again. PolyLevel® foam is waterproof and lightweight, reducing the risk of future settling and ensuring long-term durability, even in a wet poolside environment.

    To provide further protection, we sealed all cracks and joints with NexusPro® Joint Sealant. This flexible, weather-resistant sealant prevents water from seeping beneath the slabs, protecting the soil and concrete from additional erosion. The result was a clean, finished appearance that not only improved the look of the deck but also safeguarded it for years to come.

    Thanks to modern concrete leveling technology, the homeowner’s pool deck was transformed from a liability into a safe and attractive outdoor gathering space. The project was completed in a single day, with minimal mess and immediate results, giving the homeowner peace of mind and renewed pride in their backyard. If you’re facing similar issues with your pool deck in Manassas, VA, the PolyLevel® system and NexusPro® Joint Sealant offer a fast, effective, and lasting

View all before & afters

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Proudly Serving Northern Virginia, D.C., and Suburban Maryland

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Frequently Asked Questions

How much does concrete pitting and flaking repair cost? 2026-10-05T14:15:23-05:00

The cost of repairing pitted or flaking concrete depends on the size of the area, the condition of the surface, and whether additional services are recommended, like NexusPro® concrete caulking for cracks and joints. In most cases, sealing concrete is much more affordable than replacement. The best way to nail down pricing is a free inspection and written estimate from a NV Waterproofing and Foundation Repair Design Specialist. 

What is SealantPro® and how does it work? 2026-10-05T14:14:44-05:00

SealantPro® is a proprietary penetrating concrete sealer engineered to protect concrete from the inside out. Instead of forming a film on the surface, it penetrates deep into the concrete where it reacts within the material to help block water, road salts and freeze-thaw damage. The result is longer-lasting protection that can meaningfully extend the life of your concrete. 

Can flaking concrete be fixed without replacing it? 2026-10-05T14:14:09-05:00

Yes. Often, concrete with surface pitting or flaking can be repaired without replacing the slab. Provided the damage is limited to the surface, SealantPro® concrete sealing penetrates deep into the concrete to help protect it from additional moisture, salt and freeze-thaw damage. Replacement is generally reserved for concrete with extensive structural deterioration, not just surface wear. 

Is pitted or concrete flaking dangerous? 2026-10-05T14:13:40-05:00

While pitted or flaking concrete isn’t usually a structural concern, it can create safety hazards. Rough surfaces catch shoes, chipped spots can become tripping hazards, and pitted concrete tends to hold water that freezes into slippery patches during colder months. If left untreated, those damaged areas allow more moisture into the concrete, causing surface deterioration to spread. 

What causes my concrete to flake and pit? 2026-10-05T14:13:07-05:00

Pitting and flaking in concrete are usually the result of moisture, freeze-thaw cycles, de-icing salts, harsh chemicals and normal weathering. In some cases, the concrete mix or finishing process during the original pour also contributes to surface deterioration. These conditions wear down the top layer of the concrete, causing the surface to become rough, chipped or flaky over time. 

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Service Areas

NV Waterproofing has locations throughout Northern Virginia, D.C., and Suburban Maryland.

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