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Concrete Pitting, Flaking, and Staining

Similar to any other structure on your property, concrete can deteriorate over time. Pitting, flaking, and staining are major red flags that should not be ignored.

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Concrete is more than just a building material for many homeowners. It is an intrinsic aspect of the décor of their home. Therefore, it is essential to address any changes in the appearance of your concrete. Staining, flaking, deterioration, and pitting are the most frequent issues observed by homeowners.

What Causes Concrete Pitting, Flaking, and Staining?

water pooling on concrete

Consistent Leaks

When it comes to stained concrete, continuous leaks from either the interior or exterior of your home are typically to blame. For instance, leaking basement window wells can create huge, ugly stains that spread across the walls and flooring underneath them. This depends on the severity of the leak in question. Similarly, even a little leak from your vehicle or if your concrete is exposed to various chemicals can stain the concrete. This may seem like minor cosmetic damage to the concrete surfaces of your property, but it can worsen and lead to significant problems if left uncontrolled for an extended period.

bad concrete pouring

Improper Concrete Mixing

Concrete mixing is a highly flexible procedure that may be adapted to the needs of a particular project. This is one of the factors that makes concrete such a versatile building material. However, it can also lead to complications if the individual mixing the concrete makes a calculation error. For instance, adding too much water to a mixture can make it more susceptible to pitting, flaking, and scaling. Scaling, for those unaware of what it is, is a less severe kind of spalling in which the damage is primarily cosmetic. Ensuring your concrete is properly mixed is extremely important in preventing damage.

Freeze/Thaw Cycles

Concrete is negatively affected when subjected to recurrent periods of freezing and thawing in rapid succession. Snap freezes and thaws should not compromise the structural integrity and strength of your concrete if it has been properly mixed and has been laid in accordance with industry requirements. Concrete floors and walls that are subjected to repeated freezes and thaws can experience a variety of surface imperfections, including pitting, flaking, bubbling, scaling, and even spalling. To detect the early signs of damage to concrete structures, for example, you should inspect them after prolonged periods of cold weather or unexpected storms. 


As a homeowner, you should absolutely avoid concrete pitting, flaking, and staining around your foundation and exterior concrete structures. They not only make your home look old and unsightly, but they also undermine the concrete. Improving the drainage and moisture control in your basement is essential for indoor concrete. Protecting outside concrete is marginally more challenging. There is little that can be done to preserve the slabs from the elements other than to cover them with waterproof sheets. Improving your yard’s drainage system so that water does not run toward your concrete slabs can be of assistance. 

It’s natural to be concerned if you have exposed concrete in your basement, or even outside, and you’ve noticed stains appearing out of nowhere. These stains are ugly and can indicate hidden damage in your property. Concrete must be correctly mixed and proportioned if it is to perform to its maximum potential. However, a small imbalance might cause concrete to deteriorate over time in a superficial or cosmetic fashion. If your concrete was correctly mixed, placed, and cured but is still staining, the cause is most likely damage or poor environmental conditions.  

If you try to fix pitting, staining, or flaking on your own, you risk making matters worse for your home. When dealing with a problem like this, it’s critical to identify all of the contributing components and account for them all in your solution. If you don’t do this, you risk exacerbating the situation. A professional is capable of dealing with intricate or dangerous concerns, such as foundation damage and structural repairs, as well as identifying an issue and formulating a specific remedy. Professional help is more likely to provide you with a safe and quick outcome. 

Call Us for A Free Inspection  

Dry Pro Foundation and Crawlspace Specialists is used to North Carolina’s hot, humid summers and cold, damp winters. As a result, you can rest assured that we are experienced in dealing with concrete and foundation problems in Charlotte and Hickory houses. Our experts are also knowledgeable about the two main types of soil found in these areas, which are expansive clay and clay loam soil, and how they impact the concrete around your property. If you’re having problems with your concrete, such as sunken concrete slabs, reach out to us. We provide free, no-obligation concrete and foundation inspections of your complete home so you can be sure the problem is with your foundation and its concrete.  

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