Concrete is permanent, so the choice of contractor matters more than with most home projects. These are the checks we would make ourselves, and you are welcome to make them on us.
How do I find a good concrete contractor?
To find a good concrete contractor, start with recent work you can go and look at. Ask neighbors whose driveways you like, read reviews for details instead of star counts, and ask each company for addresses of jobs that are at least two years old. Concrete that still looks good after two Savannah summers tells you more than any brochure. Then get two or three written quotes for the same scope.
Does a concrete contractor need to be licensed and insured in Georgia?
Georgia requires a state licence from the State Licensing Board for Residential and General Contractors for anyone acting as a residential or general contractor on work over $2,500. The Secretary of State also publishes a list of traditional specialty contractors who do not need that licence for work inside their specialty, and it includes cast-in-place concrete and masonry. So a company that only does concrete may lawfully work without the state contractor licence, while a job that includes building a structure can need one. Being licensed and insured are separate things. Ask any contractor for proof of general liability insurance and workers' compensation cover, sent to you by their insurer, and ask whether they hold a local business tax certificate.
What should I ask a concrete contractor before hiring?
- How thick will the slab be, and what goes under it?
- What steel will you use and how is it held in the middle of the slab?
- What strength of concrete are you ordering?
- Where will the joints go and when are they cut?
- How will rain water leave the slab?
- Who gets the permit and who contacts Georgia 811?
- Who will be on site on pour day?
- What does your warranty cover, in writing?
Those are the things to cover when you wonder what should I ask a concrete contractor. Clear answers matter more than a low number.
What should a written estimate include?
A written estimate should include the measured area, slab thickness, base material and depth, reinforcement, concrete strength, finish, joint layout, removal and disposal, grading and cleanup, permit responsibility, total price, payment schedule and expected dates. It should also say what happens if poor soil, roots or buried debris turn up. If an item is not written, assume it is not included.
Is a written estimate binding if they hit something unexpected?
An estimate is an informed guess and a signed contract is what is binding, so read which one you have. Even a fixed-price contract normally allows a change when something hidden turns up, such as soft ground or an old buried slab. A fair contract requires the contractor to stop, show you the problem and agree a price in writing before going on. A verbal change on pour day is how disputes begin.
How much deposit is normal?
We know of no Georgia law that caps a deposit for this kind of work, so it is set by the contract. A modest deposit to hold a date and cover materials, with the balance due when the work is complete, is a common arrangement. The more you pay before work starts, the less leverage you have if something goes wrong. Pay by a method that leaves a record.
A contractor wants 50 percent up front in cash with no contract. Should I agree?
No. A demand for 50 percent in cash with nothing in writing leaves you with no proof of what was promised and no easy way to recover the money. Ask for a written contract and pay by check or card. A contractor who refuses both is telling you something about how a problem would be handled later.
What are the red flags?
- No written quote, or a quote with only a total.
- Pressure to decide today, or a price that is only good right now.
- Leftover concrete from another job offered at a discount.
- No proof of insurance.
- No mention of base, steel or joints.
- A large cash deposit.
- No local jobs you can drive past.
What warranty should I expect?
Ask for the warranty in writing and read what it leaves out. Concrete warranties generally cover workmanship and material faults, such as settling from a poorly built base or early surface failure. They generally do not cover hairline shrinkage cracks, damage from tree roots, or loads heavier than the slab was built for. We set out our own terms in writing with each quote, so ask us for them.
I paid a deposit and the contractor stopped answering. What can I do?
If the contractor stopped answering after taking a deposit, write to them by email and by certified mail, state what was paid and set a deadline to start or refund. Keep the contract, receipts and messages. You can complain to the Georgia Attorney General's Consumer Protection Division, and smaller sums can be claimed in the Magistrate Court of your county. If you paid by card, ask the card issuer about a dispute. A lawyer can advise on larger amounts. This is general information, not legal advice.
How do I know they have done stamped work before?
To check that a contractor has done stamped work before, ask for addresses, not only photos. Go and look at a stamped job that has been through a couple of summers and see whether the pattern lines are straight, the color is even and the sealer has held. Ask who on the crew does the stamping and how many people will be there, because stamping is a race against the set, and more so in our heat.
What if the crew hits a hidden water line?
If a crew hits a water line, the first step is to shut the water off and stop work. Who pays depends on whether the line was marked and whose it was. Georgia 811 marks lines owned by member utilities. Private lines on your side of the meter, such as irrigation and the service pipe to the house, are usually not marked. Tell your contractor about every line you know of, and ask how the contract handles unmarked private lines.
Call (912) 214-3834 and ask us any of the questions on this page.