Concrete Contractor in Kenmore, WA - Driveways and patios on a packed base
Precision Kirkland Concrete is a concrete contractor pouring driveways, patios, walks, steps and garage floors in Kenmore, WA. We dig out and pack the base, pour and finish, and I'm on site with our crew when we pour.
- Licensed and insured.
- Free on-site estimates.
- Expect a reply within 1 business day.
Kenmore jobs start with the slope of the lot
We're a concrete contractor based in Kirkland, WA, and Kenmore sits a short drive north at the top of Lake Washington. Most of what we do here is flatwork, the driveways, patios, walks and garage floors that lie right on the ground. The houses run from older ramblers and split-levels on hillside streets to newer townhomes and rebuilds, and it's much the same mix next door in Lake Forest Park and up the hill in Bothell East.
A lot of those older houses still have the driveway they were built with, and on a sloped lot it shows in sunken panels and water sitting by the garage. The ground under the slab and the way the lot falls decide most of a Kenmore job, well before anyone talks about the finish.
Concrete work we do on Kenmore properties
Concrete driveway building
Many Kenmore driveways climb from the street to the garage and crack where they've settled. We tear out, rebuild the base and pour new.
Concrete patio construction
A back patio on a sloped Kenmore yard needs the grade set so water runs off, not toward the back door. We dig, pack and pour to that line.
Stamped concrete services
Stamped concrete gives a patio or entry the look of stone or brick in one pour, a good fit when an older Kenmore house needs a new front.
Concrete sidewalk building
Walks on hillside lots lift where roots or settling shift a panel, and that's a trip. We replace bad sections and brush in a broom finish for grip.
Garage floor concrete
Older Kenmore garages often have cracked, stained floors that pitch the wrong way. We break out the old slab and pour one that drains toward the door.
Decorative concrete
Color, exposed aggregate and saw-cut patterns let a plain slab match a remodeled house. It runs more than gray concrete, so we'll tell you where it's worth it.
Concrete retaining walls
Kenmore's hillside yards often need a wall to hold the slope behind a patio or driveway. We pour them on footings with drainage behind so they hold.
Concrete floor installation
Basements, shops and additions on Kenmore houses need an interior floor poured flat for what goes on top. We prep the base before the truck shows up.
Concrete pool decks
A pool deck takes bare feet and splashed water every day, so it needs a texture that grips and a slope that drains away from the pool.
Concrete steps construction
Front steps on sloped Kenmore lots chip at the edges and pull away from the house. We rebuild them with rebar, steel that holds the concrete together.
Slab foundation building
A slab for a Kenmore addition, garage or shop has to sit on packed, level ground, because the building shows every soft spot. We start there.
Foundation installation
New homes and teardown rebuilds on Kenmore lots need foundation walls on footings that suit the slope. We form, pour and keep it square from the start.
Concrete parking lot building
Small commercial lots and apartment parking around Kenmore need concrete that takes daily traffic and drains away from entries. We grade, base and pour in sections.
Concrete footings
Decks, additions, walls and carports on a hillside lot all need footings dug to firm soil. We dig, form and pour them so the load doesn't settle.
Foundation raising
When part of an older Kenmore house has settled and doors stick or floors slope, we raise and support the low section before it gets worse.
Concrete cutting
We saw-cut openings, trenches and clean removal lines in Kenmore driveways and slabs, so a repair or a new section meets the old concrete cleanly.
Get a free on-site concrete estimate in Kenmore
Send the form and we'll get back to you within one business day to set a time. I come out, look at the job with you and send a written estimate, free and with no obligation.
- Based in
- Kirkland, WA 98033
- Hours
- Mon–Fri: 6 AM–11 PM, Sat–Sun: 8 AM–9 PM
Working in Kenmore: permits, licenses and what moves the price
Kenmore's Development Services issues the permits for work that builds, adds onto, alters, repairs, moves or tears down a building, so a foundation, footings or a slab for an addition goes through them, and their approval and inspections set our start date. I check which office covers your address before the estimate goes out, and when a permit is needed we can file it for you or help you file it. If you'd rather ask the city something yourself, city hall is at 425-398-8900.
Any contractor working in Kenmore needs a city business license, which the city issues as an endorsement on the state Master License through the Department of Revenue, so ask to see it or look it up on the department's business lookup. It's free for a business grossing $12,000 a year or less and $10.00 above that, so nobody has a good reason to skip it. Price moves most with tear-out, base work, slope and how close the truck can get, and the schedule turns on the permit, if there is one, and the cure. We work the same way in Bothell and back home in Kirkland, and your written estimate spells out the numbers for your job.
Why Kenmore driveways sink, crack and hold water
Most of the tired driveways we see here were poured on dirt that was raked level instead of dug out and packed, so the slab settled with the ground and cracked where it dropped. We dig down to the subgrade, the firm soil the slab sits on, and pack a gravel base on it before any forms go up. Nobody sees the base once the concrete's in, which is why it's the first thing people want to trim from a budget. I'd rather you get a plain broom finish on a good base than a fancy surface on a bad one, because the surface can't fix what's under it.
Sloped lots bring the other problem, which is water. A slab that falls toward the house sends water at the foundation and the garage door, so we check where the water runs before we set forms and pitch the concrete away from the house.
How a concrete job runs when you call us in Kenmore
Here's how it goes from your first call to the final walk, with a written estimate in your hands before any work starts.
Call or send the form
Tell us what's going on, whether it's a sunken driveway, a cracked patio or a new slab, and we'll set a time to come out. Photos help but aren't required.
Walk the site with me
I come out myself, walk it with you, look at the slab, the ground and where the water runs, and check which city or county office covers your address. Then I send a written estimate that shows what the price covers, so you can see where the money goes.
Prep, pour and finish
When a permit is needed, the city's approval and inspections set the start, and we get the ground and forms ready before the truck arrives. I'm on site with our crew for the pour, then the slab needs a few days of curing, the slow hardening that gives concrete its strength, before it takes your weight and longer before it takes the car.
Walk the finished job together
We walk the job with you at the end, clean up and tell you when you can walk and drive on it. If something doesn't look right, that's the time to tell me.
Questions about concrete work in Kenmore
Do I need a permit to replace a concrete driveway in Kenmore, WA?
Check with the city before you count on skipping one, because Kenmore's permit rules are written around buildings and don't name driveways or patios either way. The city's Do I Need a Permit? page lists exempt finish work like painting and tiling, not flatwork. We look into it for your address before we start.
Do Kenmore permit rules change if my house is near Lake Washington?
They can, because work in shoreline areas, environmentally critical areas, native growth protection areas and their buffers may not be exempt from permits the way the same work elsewhere would be. The city asks those projects to email permittech@kenmorewa.gov before going ahead, so on a lot near the water we sort that out before anyone digs.
How do I apply for a building permit in Kenmore?
You apply online at MyBuildingPermit.com, which is where Kenmore takes permit applications. If you need help or don't have a computer, the city's Community Development Department can help, and when we handle a job's permit we file it for you.
Which building codes does Kenmore use for foundations and slabs?
Kenmore works under the 2021 building codes right now, and the city plans to move to the 2024 codes in 2027. For a foundation or footings, we build to whichever set is in force when your permit is issued.
How much does a new concrete driveway cost in Kenmore?
Your price comes down to the size of the slab, how much old concrete we haul away, how much base the ground needs and the finish you pick, so two driveways the same length can price quite differently. A broom finish costs less than stamped or colored concrete, and a steep lot or a tight spot for the truck adds time. I give you a written estimate after I've seen it, with the work broken out.
What causes a new concrete driveway to crack, and can you prevent it?
You can't stop concrete from cracking entirely, but you can decide where it cracks. We cut control joints, shallow grooves that give the slab a straight place to crack, soon after the pour, and the packed base keeps it from breaking where the ground sinks. Those two steps decide whether you get a hairline in a joint or a broken panel.
Kirkland, WA
Get your Kenmore concrete job looked at
Call (425) 285-8195 or send the form, and one visit tells you whether that crack or sunken panel is a surface problem or a base problem.