We're a Redmond concrete crew pouring driveways, patios, steps and walls across Cottage Lake. I come out to look at your ground and your drainage before anyone talks about the finish.
(425) 285-8618
Cottage Lake is mostly homes on larger parcels, and the house styles change from one driveway to the next, so the work rarely repeats. A bigger lot usually means a longer driveway, sometimes a detached garage or shop with its own slab, and a lot more yard for water to cross. That's why the first thing I ask on every visit is where the water goes when it rains, and the second is what's under the old concrete.
Tell us what you've got, whether it's a cracked driveway, a patio that's sinking or a new slab for a shop, and we'll reply within one business day. I come out to your Cottage Lake property myself for a free estimate, with no obligation, and walk you through what the job involves and what drives the price.
(425) 285-8618Most calls here are flatwork, the trade's word for the flat jobs like driveways, patios, walks and garage floors, and on lots this size the driveway is usually the big one. We also pour steps where the yard drops toward the door, retaining walls where a slope needs holding back, and footings and slabs for shops and outbuildings. We do concrete cutting when an old slab needs a clean opening. If you want color or a pattern, our decorative concrete goes on the same dug-out, packed base as everything else.
Cottage Lake isn't inside any city. It's unincorporated King County, so building permits here come from the county's Department of Local Services Permitting, not a city hall. There's no city business license to look for either, since the county only licenses businesses in certain regulated activities. The check that applies to every contractor is the state one. Washington requires all construction contractors to register with L&I and to be bonded and insured, so it's worth confirming that anyone you hire is registered. Before we set a date, I find out which office covers your address and what your project calls for, then tell you plainly who'll handle the permit and the inspections, because nothing goes on the calendar until that's settled.
We come out from Redmond, and State Route 202 is the road that links Cottage Lake to us and to Woodinville on its west side, where we do the same kind of work. What moves the price here is mostly length and ground. It turns on how much driveway you have, how much old concrete or soft dirt has to come out before we pack a new base, how easily the truck reaches the back of a long lot, and the finish you pick. What moves the schedule is the permit and the cure. You'll know what you're paying for before we start.
I do every estimate in person, and our own crew does the work with me running the job. The person who looked at your ground and asked where your water goes is the one standing there on pour day. Your project never gets handed to someone who hasn't seen it.
I've broken up a lot of old slabs to see what went wrong, and it's usually the base or the water, not the surface. The base is the part nobody sees and the first thing people want to cut. I'd rather put your money there than into a fancier finish.
We've been in business since 2013, we're licensed and insured, and I want you to know what you're paying for before we start. Your satisfaction, guaranteed. Call (425) 285-8618 or use the form to tell me about your Cottage Lake project.
I price every Cottage Lake driveway on site, for free, because the length of the drive and what's under the old one set most of the cost. Breaking out and hauling old concrete, digging out soft ground and packing a new base all add to it. A plain broom finish, the light brushed texture that gives shoes and tires some grip, costs less than stamped or colored work.
A big one might, because King County requires a clearing and grading permit for more than 2,000 square feet of new hard surface that water can't soak through, or for any grading in a critical area. The same permit covers digging deeper than 5 feet or more than 100 cubic yards, and fill deeper than 3 feet or more than 100 cubic yards. For smaller jobs, the county's list of work that needs no permit names fences and low decks but not driveways or patios, so we check your address before we set a date.
The county's floodplain maps show whether your property is in a mapped floodplain, and if it is, any development there needs a permit. On a slope, the county doesn't require a geological report for work outside the buffer and setback, more than 65 feet from a landslide hazard area. We look at where your project sits on the lot at the estimate, so you know which of these applies.
Most cracking and sinking start underneath, with a subgrade, the dirt and gravel the slab sits on, that was raked flat instead of dug out and packed, so it settles and the concrete goes with it. Water running toward the house makes it worse, and so do control joints, the shallow cuts that give the slab a straight place to crack, when they're cut late or skipped. Concrete can still crack, but we pack the base, slope the slab away from the house, cut the joints on time and keep the pour out of the midday heat so the top doesn't end up weak and dusty.
You're off it while the concrete cures, the wait while it gains strength before it can take weight, and you can walk on it well before you can drive on it. The whole job from first call turns on the permit, how much old concrete comes out and the size of the pour. Planning starts with my visit, where I look at what's under the old slab and where your water runs, and I go over the timing with you then.
