California gives homeowners strong tools for checking a contractor, and they are free. The rules below come from the Contractors State License Board (CSLB). Use them on every bidder, us included.
How do I find a good concrete contractor?
To find a good concrete contractor, collect two or three bids from firms that visit and measure. Look up each licence on cslb.ca.gov. Ask for addresses of driveways or patios poured a few years ago, then go and look at how they have aged. Recent photos only tell you about day one.
Does a concrete contractor need to be licensed and insured in California?
Yes on the licence. The CSLB says a contractor's licence is needed for any job of $1,000 or more in labor and materials, and for smaller jobs that need a building permit or use hired workers. The class for this trade is C-8 Concrete. On being licensed and insured: every licensee carries a licence bond, and workers' compensation insurance is required by law if the contractor has employees. General liability insurance is not required by the state, so ask for a certificate. Ask us for these documents too before you sign.
What should I ask a concrete contractor before hiring?
- What is your CSLB licence number and whose name is on it?
- How thick is the slab, what base goes under it and what steel goes in it?
- Where will the joints be, and when are they cut?
- How will the concrete reach the back yard?
- Who handles the encroachment permit and the HOA drawing?
- How will you cure it in hot or windy weather?
- What is the payment schedule?
That list is what you should ask a concrete contractor at the first visit. Good ones answer without hesitation.
What should a written estimate include?
A written estimate should state the area in square feet, thickness, base, reinforcement, joint layout, finish and color, removal and haul-off, permit responsibility, cleanup, start and finish dates and the payment schedule. In California a home improvement job over $500 must be in a written contract, according to the CSLB.
How much deposit is normal?
In California the law sets it. The CSLB states the down payment or deposit cannot be more than $1,000 or 10 percent of the contract price, whichever is less. After that, payments should follow work actually done.
A contractor wants 50 percent up front in cash with no contract. Should I agree?
No. Asking for 50 percent up front breaks the California down payment limit, and working without a written contract breaks the contract rule for jobs over $500. Cash with no paper leaves you nothing to show the CSLB or a court. Walk away.
What are the red flags?
- No licence number on the card, truck or estimate.
- A large deposit, or cash only.
- A price by phone with no visit.
- "We have concrete left over from a job nearby."
- No mention of base, thickness or joints.
- Pressure to sign today.
Any one of these red flags is a reason to slow down. Two is a reason to stop.
What warranty should I expect?
Expect the warranty in writing, with what it covers and for how long. No honest contractor guarantees that concrete will never crack. A sensible workmanship warranty covers things like settling from poor base, surface scaling and cracks that open or go out of level. Ask each bidder for theirs and compare the wording.
I paid a deposit and the contractor stopped answering. What can I do?
Send a dated written demand by email and mail giving a deadline to start or refund. If the contractor still has stopped answering, file a complaint with the CSLB at cslb.ca.gov or on 800-321-CSLB (2752). The licence bond is a possible source of recovery, and small claims court is another. Report an unlicensed operator to the CSLB as well.
How do I know they have done stamped work before?
Ask to see it in person. Someone who has done stamped concrete before can send you to two or three addresses that are a few years old. Look at the pattern lines, the color evenness and how the sealer has held. Ask who on the crew does the stamping, because it is a skill of its own.
What if the crew hits a hidden water line?
If the crew breaks a marked public utility after a valid DigAlert ticket was ignored, that is on the contractor. A private water line, sprinkler main or drain that nobody knew about is different. Those are not marked by 811. A fair contract says who pays to repair unknown private lines, and a careful crew asks you where the sprinkler valves and cleanouts are before digging.
Is a written estimate binding if they hit something unexpected?
The signed contract is binding on both sides for the work it describes. An unexpected condition, such as buried debris or a thick old slab under the one being removed, is handled by a written change order that you approve before the extra work is done. You are not bound to pay for extras you never agreed to in writing.
Can I cancel after signing?
Often, yes. The CSLB's contract guide describes a three-business-day right to cancel a home improvement contract signed away from the contractor's place of business, and five business days if the buyer is 65 or older. The contract must include the notice.
What can I do if the contractor will not come back to fix it?
Write to them with photos, dates and what you want done, and keep a copy. If the contractor will not come back, California's Contractors State License Board takes complaints against licensed and unlicensed contractors at cslb.ca.gov or 800-321-CSLB (2752). Small claims court is another route for smaller amounts. Hold any unpaid balance that fairly matches the disputed work.
The stamped pattern is crooked and uneven. Do I have to make the final payment?
You do not have to pay for work that does not match the contract, but handle it properly. Send photos and a written list before the final payment is due. Offer to pay the undisputed part and hold a fair amount for the pattern. Crooked stamping cannot be straightened once the concrete is hard, so the remedy is a price reduction or a redo of that area.
Call (661) 718-4706 for a free estimate and a written quote from The Santa Clarita Concrete Company.