Choose a concrete contractor by what they put in writing and by work of theirs that you can go and see. This page applies to any contractor you are considering, us included.
How do I find a good concrete contractor?
Look for one who visits the site, measures, asks what will use the slab and talks about water before talking about price. Ask for addresses of jobs that are a few years old, then drive by and look at the joints, the edges and any cracks. On an Atlanta lot, a contractor who never mentions drainage or the base has skipped the two things most likely to cause trouble.
Does a concrete contractor need to be licensed and insured in Georgia?
For concrete work alone, Georgia does not require the state residential or general contractor licence. The Georgia Secretary of State lists cast-in-place concrete, concrete formwork and masonry among the traditional specialty trades, and under O.C.G.A. 43-41-17 a specialty contractor working within that trade does not need the licence issued by the State Licensing Board for Residential and General Contractors. A contractor who takes on a wider building job may need it. Insurance is a different matter. Ask any contractor for a current certificate of general liability insurance, and ask how their workers are covered if someone is hurt on your property. Cities and counties also require a local business licence.
What should I ask a concrete contractor before hiring?
- How deep will you dig, and what stone base goes in?
- How thick is the slab, and what reinforcement is in it?
- Where are the joints, and when are they cut?
- Where will the water go when it rains hard?
- Who pulls the permit and calls Georgia 811?
- Who does the tear-out and haul-away, and is it in the price?
- What is the payment schedule?
- What do you do if a crack or a low spot shows up later?
What should a written estimate include?
A written estimate should state the area in square feet, slab thickness, base depth, reinforcement, mix strength, joint layout, finish, drainage work, removal and disposal, permits, cleanup, the price and the payment schedule. It should also say what happens if poor soil or a buried obstacle is found. Our estimates are free, done on site with measurements, and followed by a written quote.
Is a written estimate binding if the crew hits a hidden water line or something unexpected?
An estimate is a price for the work described. Whether it is binding when conditions change depends on the wording of your contract. A sound contract has a clause for hidden conditions with a stated way of pricing changes. If the crew hits a water line that nobody marked, work stops and the line is repaired. Who pays depends on whether it was a marked public utility, an unmarked private line or carelessness. Georgia 811 does not locate private lines, so tell your contractor about sprinkler pipes and yard lines in advance.
How much deposit is normal?
We did not find a Georgia law that caps a contractor's deposit, so it comes down to the contract. The state's consumer education office, part of the Attorney General's Consumer Protection Division, advises keeping a deposit to a reasonable amount, typically 10 percent and no more than 25 percent of the contract price. Later payments should follow finished stages of work, with the last one due on completion.
A contractor wants 50 percent up front in cash with no contract. Should I agree?
No. 50 percent is double the top of the range Georgia's consumer office suggests, cash leaves you with no record, and without a contract there is nothing to hold anyone to. A contractor who cannot buy materials for a driveway without half your money in hand is telling you something about the business. Ask for a written contract, a smaller deposit and a payment method you can trace. If the answer is no, find someone else.
What are the red flags when hiring a concrete contractor?
- A price given by phone or text, with no site visit.
- Cash only, or a large payment before any work.
- No written contract, or one with no thickness, base or steel listed.
- "We have concrete left over from a job nearby."
- Pressure to sign the same day.
- No proof of insurance when asked.
- No street address for past work you can look at.
- No mention of drainage on a sloped lot.
What warranty should I expect on concrete?
Expect it to be written down and specific, whatever it is. No contractor can honestly promise concrete that never cracks. A useful warranty covers workmanship and materials for a stated time and says what happens with settling, surface scaling and cracks that open up or go uneven. Read the exclusions, which often list deicer, tree roots and heavy vehicles. Ask for the terms before you sign, and ask us for ours in writing.
I paid a deposit and the contractor stopped answering. What now?
Send a dated letter or email that states what you paid, what was promised and a deadline to begin work or refund the money. Keep the contract, receipts and messages. If nothing comes back, you can file a complaint with the Georgia Attorney General's Consumer Protection Division, dispute a card payment with your bank, and bring a claim of up to $15,000 in magistrate court. If you think it was fraud, report it to local police. This is general information, not legal advice.
How do I know a contractor has done stamped work before?
Ask to see it in person. Photos show a slab on its best day. A stamped patio that is three or four years old shows whether the pattern lines are straight, the color has held and the sealer has lasted. Ask who on the crew does the stamping, since timing is the whole skill, and how many people will be on your pour.
The real price for your property comes from a free on-site estimate and a written quote. Call (678) 736-8780 or send us a photo of the concrete.