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Converted Warehouse Studio Floor in East Austin: An Illustrative Walkthrough

An illustrative walkthrough of coating an old warehouse floor in East Austin for an art studio and event space: old slab findings, design, phasing, moisture, preparation, installation and costs. Open 24 hours, 7 days.

East Austin has a long history of light industry, and many of its older warehouses, shops and garages have been converted into studios, galleries, offices, breweries and event spaces. That kind of Adaptive reuse gives a building a new life, but the floors often tell the story of everything that came before: oil, paint, patched trenches, uneven areas and decades of wear. This page walks through an illustrative project: coating the floor of an old East Austin warehouse being converted into an art studio and small event space. It's written by Austin Epoxy Flooring Pro, serving Austin and Georgetown from our office at 2025 Guadalupe Street. We have a 5.0 rating on Google and we're open 24 hours, 7 days a week, with same-day response, at (512) 325-5434.

Please note: this is an illustrative walkthrough, not a record of a specific customer's job. The building, people and findings are a composite example of how a project like this typically unfolds. Your project will have its own plan and price.

The Building and the Brief

Our example building is a single-story warehouse of around 3,000 square feet, built decades ago and used over the years as a machine shop, storage and most recently a furniture workshop. A group of artists has leased it to create:

A shared studio area for painting, sculpture and printmaking.
A small gallery and event space at the front, for openings and community events.
A storage room for materials and finished work.
A small kitchenette and restroom.

Their goals for the floor:

Durable and easy to clean, since paint, clay and plaster are everyday materials.
A look that respects the building's industrial character rather than hiding it.
Safe for events, with good traction and no trip edges.
Affordable, since it's a community project with a tight budget.
Done quickly, because rent was already being paid.

Step 1: First Contact

The group sent a floor plan, photos of the space and a description of how they'd use it. The photos showed:

Dark oil stains in what had been the machine shop area.
Paint and finish splatters from the furniture workshop.
A filled trench where old equipment had been removed.
Several wide cracks.
White powdery deposits in a back corner.

From the photos, we explained that commercial floors typically run $2–$5 per square foot, that this building would likely need significant preparation, and that a site visit was needed for a real estimate.

Step 2: The Site Visit

At the site visit, we:

Measured each area.
Inspected the cracks. Two looked stable; one had a slight height difference, suggesting movement.
Checked the oil stains, which had soaked deep in the old machine area.
Looked closely at the white deposits, which appeared to be Efflorescence, a sign of moisture moving through the slab.
Tested moisture in several spots. Most of the floor tested within a range suitable for coating; the back corner tested higher.
Looked at the trench patch, which was slightly lower than the surrounding floor.
Talked through each area's use.

Step 3: Design Decisions

The group wanted to keep an industrial feel. We discussed options:

A clear or lightly tinted coating over the existing concrete would show the slab's history, including stains and patches, which some of the artists liked and others didn't.
A solid color would give a clean, unified look but hide the character.
A flake system would hide stains and patches, add texture, and be very practical for a studio.

They chose a mixed approach:

Gallery and event space: a tinted, semi-transparent coating in a warm gray that unifies the floor while letting some of the concrete's character show, with added texture for event safety.
Studio area: a durable flake system in a mid-gray blend that hides paint and clay marks.
Storage room: a simple solid gray.
Kitchenette and restroom: a textured solid color with coved edges.

Step 4: Dealing With Problem Areas

The oil-soaked machine area

Oil that has soaked into concrete for years can migrate back and break a coating's bond. The plan included repeated degreasing, aggressive grinding, and a primer designed for contaminated concrete. Because this area would be under the studio flake system, any remaining shadow of the stains would be hidden.

The moving crack

The crack with a height difference was likely to keep moving. Rather than hide it and risk a random crack line through the new floor, we recommended honoring it with a clean joint line in the coating, so any future movement would happen along a straight, intentional line.

The moisture corner

The back corner with efflorescence and higher moisture readings got a moisture-mitigating primer. We also suggested the group check the exterior drainage on that side of the building, as a downspout appeared to dump water against the wall.

The trench patch

The low trench was filled and leveled with a repair material so it would sit flush with the surrounding floor.

Step 5: The Written Estimate

The estimate listed each area with its square footage and system, plus separate line items for:

Degreasing and extra grinding in the oil area.
Crack repairs and the honored joint.
The moisture-mitigating primer in the back corner.
Trench leveling.
Coves in the kitchenette and restroom.
Phased scheduling.

Itemizing let the group make choices. They decided to postpone coving the restroom until a later phase to save money now.

Step 6: Phasing the Work

To let the artists start using part of the space quickly, the work was phased:

Phase 1: studio area and storage room.
Phase 2: gallery and event space, kitchenette.

The artists moved into the studio as soon as Phase 1 cured, while Phase 2 went ahead in the front. Phasing added some cost because the crew mobilized twice, but the group valued getting into the studio sooner.

Step 7: Preparation

Preparation took the largest share of time:

Protection of walls and doors.
Degreasing the oil area, in several rounds.
Grinding the entire floor, with large-area equipment for the open floor and edge tools along walls.
Removing paint splatters and old finish.
Repairing cracks and leveling the trench.
Vacuuming thoroughly.

Dust control used vacuum-attached grinders, which matters in a building with neighbors close by.

Step 8: Installation

Each area received its system:

Primers, including the moisture-mitigating primer in the corner and the contaminated-concrete primer in the oil area.
Base coats and, in the studio, a full flake broadcast.
Topcoats, with texture appropriate to each area.

The joint line at the moving crack was cut and detailed cleanly.

Step 9: Walkthrough and Handover

At handover, we walked each area with the group, explained cure times before heavy furniture and events, and left a care sheet covering cleaning products to use and avoid, and how to handle paint and clay.

Step 10: Living With the Floor

In this example, the artists' routine includes:

Drop cloths under the messiest work.
Daily sweeping of clay and plaster dust.
Mopping with a mild cleaner.
Felt pads under gallery furniture.
Mats at the entrance.

What Could Have Gone Differently

Projects like this have several points where findings can change the plan. In this example:

If moisture had been high across the whole floor, the moisture-mitigating primer would have been needed everywhere, raising the cost significantly. The group might have chosen to fix drainage first and retest.
If the oil had been even deeper, some sections might have needed cutting out and patching rather than degreasing.
If the trench patch had been unsound, with hollow spots or cracking, it would have needed removing and replacing before coating.
If testing had turned up concerns about old materials in adhesives or paint, work in those areas would have paused until testing was done.
If the budget had been tighter still, the group could have coated only the studio first and sealed the gallery temporarily.

Each of these decisions belongs to the client, with clear information about cost and risk.

Working in a Neighborhood of Mixed Uses

East Austin buildings often sit beside homes, cafés and other small businesses. During this kind of project:

Noise. Grinding is loud. Scheduling grinding during working hours, rather than early mornings or late evenings, is considerate to neighbors.
Dust. Vacuum-attached grinders and closed doors keep dust inside.
Odor. Some primers and coatings have noticeable odor during application. Ventilation and timing help.
Parking and loading. Street parking can be tight. Planning where equipment and crew vehicles go avoids blocking neighbors.

A short note to neighbors before the work starts is a simple courtesy.

Events on a Coated Floor

Because the front space would host openings and community events, a few extra steps made sense:

Texture in the gallery for traction when drinks are spilled.
Clear walkways with no trip edges at transitions.
Protection under food and drink tables, using mats or drop cloths.
Furniture glides on gallery seating.
A post-event cleanup routine with a mild cleaner.

The tinted, semi-transparent finish was chosen partly because it hides small marks between cleanings while still looking clean under gallery lighting.

Gallery Lighting and the Floor

Galleries rely on lighting to present work well, and the floor plays a part. A high-gloss floor would reflect track lights and compete with the art. A satin finish in a neutral warm gray gave a soft, even background. The artists also tested samples under their actual track lights before choosing, which avoided surprises.

Studio Materials and the Floor

Different studio materials behave differently on a coated floor:

Oil paint and solvents can affect some coatings if left to sit. Wipe up promptly and use drop cloths.
Acrylic paint usually lifts off a sealed floor with water if caught while wet.
Clay dries to dust; sweep or vacuum regularly so it doesn't grind into the surface.
Plaster can bond to rough surfaces; drop cloths are wise.
Printmaking inks can stain; protect work areas.

A care sheet tailored to the studio's materials makes upkeep straightforward.

Lease and Landlord Considerations

Because the artists leased the building, the landlord's approval was needed before any floor work. Topics that typically come up:

Approval of the system and any permanent changes.
Restoration at move-out, whether the tenant must remove the coating or can leave it. Many landlords are happy to keep an improved floor, but it's worth confirming in writing.
Proof of insurance from the contractor.
Work hours and access.
Who pays for repairs to the slab itself, such as the trench and cracks.

Getting these settled before signing the estimate avoided misunderstandings later.

A Note on Budget Choices

Community and nonprofit projects often have to make hard choices. In this example, the group decided:

To spend on preparation first, because it determines whether the floor lasts.
To choose a practical flake system in the studio rather than a decorative finish.
To defer restroom coves to a later phase.
To accept the honored joint line rather than pay for more extensive crack work.

These are reasonable trade-offs. Cutting preparation to afford a fancier finish would have been the wrong one.

How Long It All Took

In this example, from first contact to the last cure:

First contact to site visit: within a few days.
Estimate and landlord approval: about two weeks.
Phase 1: a few days on site, plus cure time.
Phase 2: a few more days on site the following week, plus cure.

Your timeline will depend on the building, approvals and weather.

Planning Your Own Warehouse or Studio Conversion

If you're converting an older building in East Austin or elsewhere:

Gather history. Ask the landlord or previous tenants what the space was used for. Machine shops, auto shops and food businesses all leave different traces in the slab.
Photograph everything in daylight, including stains, cracks, patches and any white deposits.
Map how each area will be used, since different uses may justify different systems.
Get landlord approval early, in writing.
Ask for moisture testing in several spots, not just one.
Ask for an itemized estimate so you can prioritize.
Plan the order of trades, with electrical, plumbing and wall work finished before the floor.
Consider phasing if you need to start using part of the space quickly.

With those steps, even a floor with decades of history can become a clean, durable surface for its next chapter. Older buildings reward patience: a little more time spent learning what is in and under the slab almost always pays off in a floor that lasts, and in fewer surprises once the crew is on site. If you are not sure where to start, a phone call with photos is enough for us to point you in the right direction and suggest what to check first.

What This Example Shows

Old industrial floors can be coated successfully, but preparation is the bulk of the work.
Different areas can use different systems to balance cost, look and practicality.
Honoring a moving crack can be better than hiding it.
Moisture problems need a plan, including fixing the source.
Itemized estimates let you prioritize when budgets are tight.

Prices

Commercial floors typically run $2–$5 per square foot, polyaspartic systems $3–$7 per square foot and metallic finishes $6–$12 per square foot. Older industrial floors often include separate items for degreasing, repairs, moisture mitigation, leveling and phasing.

Contact

Austin Epoxy Flooring Pro serves Austin and Georgetown. Office: 2025 Guadalupe Street, Austin. 5.0 rating on Google. Open 24 hours, 7 days a week, with same-day response: (512) 325-5434.

Request a Free Estimate

Call or text (512) 325-5434 (open 24 hours, 7 days a week) or use the free estimate form. Send the approximate square footage, how the space is used, photos of the current concrete, and your timing.

Frequently Asked Questions

Is this a real customer's project?

No. It's an illustrative walkthrough based on how projects like this typically unfold. Your project will have its own plan and price.

Can an old warehouse floor be coated?

Yes, though preparation is usually the biggest part of the job, especially with oil, paint, patches and cracks.

Can I keep the industrial look?

A tinted, semi-transparent coating can let some of the concrete's character show while protecting it.

What if a crack keeps moving?

Honoring it with a clean joint line in the coating can be better than hiding it and risking a random crack line.

What about moisture in an old slab?

Test first. Higher readings call for a moisture-mitigating primer and a look at exterior drainage.

Can the work be phased?

Yes. Phasing lets you use part of the space sooner, though it may add some cost.

What does it cost?

Commercial floors typically run $2–$5 per square foot, with separate items for heavy preparation.

How do I get started?

Call (512) 325-5434. We're open 24 hours, 7 days a week, with same-day response.