Frequently Asked Questions

Get two or three written bids and compare what each one includes: depth of rock base, slab thickness, reinforcement, joint layout, finish and who pulls any city permit. Check every bidder's CCB license at ccb.state.or.us. Ask how they will handle drainage, because in this climate that matters more than almost anything else on the quote.

Yes. The City of Tigard says property owners maintain and repair the sidewalks next to their property, and Tigard Municipal Code 15.12.010 includes clearing snow and ice. Repair work in the right-of-way goes through the city's PFI permit, which waives the fee for sidewalk repair or replacement up to 20 linear feet.

Work on the driveway approach, the part between the street and the sidewalk or property line, needs the city's Public Facilities Improvement permit. The private part of the drive on your lot is a separate question, and the city notes that a building-permit exemption does not exempt a project from planning rules. We confirm what your address needs before scheduling.

HomeGuide's national guide lists standard broom-finished driveways at $6 to $10 a square foot installed, and $2,400 to $6,000 for a 20 by 20 foot two-car drive. Removing an old driveway adds $2 to $6 a square foot. Local labor, access and slope move those numbers, so the measured quote is the real price.

Yes, during a dry stretch with a forecast we trust. The base must not be waterlogged, and we keep plastic on hand to cover the fresh surface if showers move in. Large decorative pours are easier to schedule from late spring through early fall.

Shaded concrete that stays damp grows moss and algae, especially under evergreens. Cleaning, trimming back branches and resealing help. On new work we use a broom or exposed-aggregate texture so the surface keeps its grip when wet.

If the slab is mostly sound and a panel or two has sunk, lifting or replacing those panels can cost far less. HomeGuide notes leveling is not a good fit when cracks are wider than a quarter inch or the surface is badly spalled. We look at the base and drainage before recommending either.

Besides Tigard, we work in Beaverton, Metzger, Southwest Portland, Lake Oswego, Durham, King City, Tualatin, Bull Mountain, Sherwood and Wilsonville. Call with your address and we will confirm.

HomeGuide puts a well-built, maintained concrete driveway at 30 to 40 years. In Tigard the base and drainage decide most of that, followed by regular sealing.

At least 4 inches for cars, and 5 to 6 inches for RVs or heavy vehicles, with thicker edges, per HomeGuide. We add depth where trailers or work trucks park.

Tigard Municipal Code 15.10.020 caps a residential approach at 30 feet wide including end slopes and requires it to sit at least 6 feet from the projected side property line, with limited exceptions. Approach work needs the city's PFI permit.

We rarely recommend it. An overlay on a cracked or sunken drive keeps the same problems and raises the surface at the garage and street. Removing it and fixing the base lasts longer.

HomeGuide says to wait at least seven days for cars and about 30 days for heavy vehicles. We give you dates based on your pour and the weather that week.

HomeGuide says plain, stained and stamped concrete patios generally last 30 to 50 years with proper installation and upkeep. Drainage and resealing count most in a wet climate.

At least 4 inches for a standard patio. HomeGuide recommends 6 inches with extra reinforcement under hot tubs and outdoor kitchens.

It depends on the project and where it sits on the lot, and the city notes that skipping a building permit does not exempt a project from planning rules. We check with the city for your address before scheduling.

Often, yes, during a dry spell. We watch the forecast closely and cover fresh concrete if rain moves in. Decorative work is easier to schedule in summer.

Keep it swept, trim branches that keep it shaded, clean growth early and keep the sealer up to date. A textured finish also stays safer when it is damp.

For driveways, slopes and open walks, exposed aggregate usually makes more sense because it grips well in rain and hides debris. Stamped concrete shines on covered patios, entries and borders. Many projects use both.

Sealed stamped concrete is slicker when wet than broom or aggregate. A deeper texture and anti-slip grit in the sealer help a lot, and covering the area helps more.

Every few years for most patios, sooner on busy paths. If water soaks in instead of beading, or the color looks dull, it is time.

If it is solid and level, an overlay may work; HomeGuide lists single-pattern stamped overlays at $7 to $15 a square foot. A sunken or badly cracked slab should be replaced instead.

All concrete can crack. We place control joints along pattern lines or design cuts so cracks follow the layout instead of wandering across it.

The property owner. The City of Tigard says owners maintain and repair adjacent sidewalks, and Tigard Municipal Code 15.12.010 holds an owner who neglects it liable for resulting injuries.

Yes, sidewalk work in the right-of-way goes through the city's PFI permit. The packet lists repairs under 500 square feet as minor Type 2 work and charges no fee for repair or replacement up to 20 linear feet.

The panel needs replacing either way, and the root may lift a new one too. We talk through options before pouring and coordinate with the city when a street tree is involved.

HomeGuide gives 25 to 50 years, depending on installation, upkeep and reinforcement. Good drainage and a solid base push it toward the long end.

Poured steps are built to fit your threshold and landing exactly. Precast steps cost less per step, per HomeGuide, and suit some standard entries. We can quote both.

HomeGuide lists garage floors at 4 to 6 inches of reinforced concrete. We go thicker where heavy trucks or equipment will sit.

HomeGuide says shed foundations are typically about 4 inches and often do not need reinforcement. Larger shops or heavy contents are a different story, and we size those individually.

HomeGuide recommends 6 inches with extra reinforcement for hot tubs. The pad must be level and well supported so the shell is not stressed.

Concrete reaches full cure in about 28 to 48 days, per HomeGuide. Lighter loads can go on sooner, and we give you dates for your slab.

It depends on the slab, the structure on it and its spot on the lot. Even when no building permit is needed, Tigard's planning rules can apply, so we check before scheduling.

Usually. HomeGuide lists leveling at $3 to $12 a square foot on average versus $6 to $15 for replacement. Polyjacking can reach $25 a square foot, so on small areas replacement can sometimes be close.

HomeGuide says mudjacking typically lasts 5 to 7 years, and leveled concrete overall 5 to 10 years or more. Fixing drainage is what keeps it from sinking again.

Foam uses smaller holes and is lighter, but costs more per square foot. Mudjacking costs less and works well on many walks and patios. We recommend based on the slab and soil.

Not well. HomeGuide notes leveling is unsuitable when cracks are wider than a quarter inch or the slab is badly spalled. Replacing the failed panels is the better fix.

Not exactly at first. New concrete starts lighter and weathers closer to the surrounding slab over time. Resurfacing the whole area is an option if a uniform look matters.