Unplanned maintenance and juggling tenant requests can start to feel like BAU when you’re a building manager. Concrete work often forms part of those requests – and those requests can be some of the more complicated.
We all know that concrete work can be extremely disruptive if handled badly, so we’ve put together this practical guide for building managers. It explains the services available, when to seek them out, and what a job well done actually looks like. We’ve compiled advice and expertise from our team, with over a decade of experience working as a family-owned business in South-East Queensland, so that you can get real-world advice that means something to you as a building manager.
From cutting and sawing, core drilling, joint sealing, through to demolition and removal, we’ll help you understand what it all means so that you can feel confident tackling concrete-based maintenance and repairs.
We’ll help you understand what services you need, how to ensure minimum disruption to residents, and how to know if your contractor is the right one.
The Summary
No time to read the whole article? Here’s a speedy summary of concrete services, designed for building managers:
- New regulations around Silica Dust dictate how safety should be approached: your contractor should be able to provide clear advice around dust suppression, noise suppression, and any other hazards that relate to your work as a building manager.
- Concrete services aren’t just for repairs: they can form part of proactive maintenance, such as in the case of joint sealing.
- There are multiple ways to avoid disruption to tenants when conducting concrete works in an occupied building: your contractor should be able to advise on these and help you to create a clear action plan.
Quick Find: Which service do I need?
Concrete cutting & sawing: for fitouts, alterations and access
What is it?
Concrete cutting – as you may have assumed – involves cutting through existing concrete walls, floors or slabs to create new openings.
What techniques are involved?
This service will likely involve practices like wall sawing and ring sawing with machines, as well as the more manual hand sawing for confined or low-ventilation areas.
When will you need it?
You will require it for jobs such as shopfront openings, new roller door installs or repairs, HVAC penetrations and new tenant fitouts. You’ll also need to seek advice from your contractor on dust-suppression techniques and ventilation in the case of an occupied building.
Why it’s crucial:
Precision cutting protects the structural integrity of the building and avoids costly reworks – building managers should ensure they’re engaging a contractor who prioritises precision and care.
Learn more about our concrete cutting services here.
Concrete core drilling: for services and infrastructure upgrades
What is it?
Concrete core drilling involves creating narrow shafts within existing concrete, often for cabling and ducting.
What techniques are involved?
Concrete scanning is crucial prior to drilling to ensure that there are no impacts to existing cabling or services, or to rebar or post-tension cables.
When will you need it?
You will need drilling for projects such as installing plumbing, data cabling, electrical conduit and HVAC ducting through existing slabs and walls.
Why it’s crucial
Done properly, with careful scanning, you risk a genuine safety issue. Structural damage, including damage that is visible and impactful to tenants, is entirely possible. Getting scanning right avoids expensive damage claims, not to mention significant safety risks.
Learn more about our core drilling services here.
Joint sealing: protecting car parks, walkways and floors from wear
What is it?
Joint sealing is an essential maintenance task, repairing cracks in your concrete for both safety and strength purposes.
What techniques are involved?
Joint sealing involves a number of different sealant types – from silicone to polyurethane.
When will you need it?
You’ll need it commonly in car parks, loading docks, warehouse floors and walkways that need resealing — moisture, cracking, weeds, and OH&S trip hazards.
Why it’s crucial:
Unsealed joints can become major health and safety issues. They can cause damage to tenants or their equipment, as well as their vehicles, attracting costly claims.
Learn more about our joint sealing services here.
Demolition & removal: for refurbishments and make-goods
What is it?
Demolitions can involve major repairs, where part of a structure needs to be destroyed, as well as complete knockdowns and refurbishments.
What techniques are involved?
This complex area of concrete work often involves cutting, reinforcement, and advanced disposal techniques.
When will you need it?
You may need this service for end-of-lease make-goods, tenant refurbishments, for removing old slabs, or even for pool or structure removal on managed properties.
Why it’s crucial:
Demolition carries substantial risks, and you’ll want assurance that you’re working with a provider who cares about undertaking the relevant safety checks and reinforcement procedures. Safety procedures around silica dust are often highly relevant here – check the checklist below for further details.
Learn more about our demolition and removal services here.
Checklist: what to check before hiring a concrete contractor for a managed site
How do you know if someone is right for the job? Here are a few requirements needed as a minimum – without them, it’s not safe to go ahead!
- Licensing and insurance: does your chosen contractor have both Public Liability and Workers’ Compensation Cover? Both of these are needed, as you’re contracting for work on a site that has tenants, staff, and the public present.
- Silica dust (RCS) management: Since 2024, more stringent safety methods have become standard for concrete work, due to the risk of respirable crystalline silica (RCS). Ask if your contractor uses wet-cutting methods, vacuum extraction, and respiratory protective equipment. Don’t be afraid to ask for specifics: the safety credentials of your contractor will directly impact any tenants in your building.
- Site documentation: Ensure your contractor has Safe Work Method Statements (SWMS) and site inductions on hand. These are particularly relevant for body corporate and commercial sites with their own WHS obligations: you’ll need to cross-check them with your own.
Minimising disruption on an occupied site
Concrete works can be disruptive to tenants – and this can lead to them being put off. We have a specific approach that we take when working with building managers, so that they can keep the peace with their tenants, and get repairs done without causing complaints or disruptions.
Here are just a few things we consider when planning work at an occupied site, to help you as a building manager to keep your tenants happy:
- Scheduling: We look at the profile of the building’s occupancy and schedule our work around it. At Urban Concrete, we’re able to be flexible in the hours that we work, so that your tenants experience minimal disruptions to their routines and business operations.
- Staging: Sometimes, completing jobs in segments or stages can provide the most effective solution. It might be a great inconvenience if an area is off-limits to your tenants for a whole week, but a shorter duration, multiple times over the course of months or weeks, might work better for your tenants.
- Safety and sounds: Dust and noise control are major concerns when it comes to concrete works. We can offer guidance on how best to communicate these concerns to tenants, and how to minimise their impact.
How the process works with Urban Concrete Cutting
What should you expect when engaging Urban Concrete for services in your building?
Step 1: Initial contact and free site visit
At this stage, we’ll be assessing access to your site, as well as potential tenant impacts and site logistics, as well as the concrete itself.
Step 2: Concrete scanning and risk assessment
If required, we’ll complete scans and compile risk assessments, so that you have all the information you need to make decisions around works needed and how you will communicate with tenants and owners.
Step 3: Tailored quote and clear timeline
At this stage, you’ll get a clear understanding of what we can do, how much it may cost, and when we’ll be able to complete it. This will take into account any tenant impacts and how we plan to navigate them.
Step 4: Work carried out with full PPE, site safety protocols and clean-up
Safety is an inherent part of how we work – no works will be commenced or completed without safety protocols and enforcement.
If you’re ready to kick off the process, or if you have questions about your building’s specific requirements, get in touch – give us a call on 0487 178 158. We’re here to support building managers across most of South-East Queensland with safe, high-quality concrete works that help you achieve your objectives.
Frequently Asked Questions
Can concrete cutting or drilling be done while a building is occupied?
Yes, absolutely; however, a number of safety and noise-suppression methods should be used. Your building may vary – we’ll be able to give you more information following an inspection.
How do you control dust hazards on an occupied site?
A variety of techniques will need to be used. Here are a few that we prioritise as standard on our concrete works:
- Site isolation: We ensure that the site is sealed to prevent the spread of dust. We use heavy-duty plastic sheeting and appropriately seal all vents and HVACs in the vicinity.
- Wet Cutting: To suppress the dust in the air, we apply a flow of water to the blade of our concrete cutting equipment.
- Industrial Vacuum Extraction: We also pair our concrete cutting equipment with a wet/dry vacuum to prevent any further spread of dust. We also use dry vacuums with Class M or H HEPA-rated vacuums to gather any residual dust before allowing the site to be accessed again.
Do you need a licensed contractor for concrete cutting in Queensland?
Yes, if the total value of the work is in excess of $3,300. However, to ensure safety is prioritised, we recommend never engaging in DIY or unlicensed concrete works.
What areas do you service?
We cover the South East Queensland region, including Brisbane, the Sunshine Coast, Gold Coast, Ipswich, and surrounding SEQ.
How often should car park or warehouse joints be resealed?
For car parks, every 3 to 7 years is appropriate, but can be made less frequent if the area has lower UV exposure and if high-grade silicone is used instead of polyurethane caulk.
For warehouses, every 3 to 5 years is suitable for high-traffic areas, with lower-traffic areas having a slightly longer lifespan of up to 10 years.