Use this as a checklist with any contractor, us included. It is built on Washington's rules, which differ from Oregon's across the river.
How do I find a good concrete contractor?
To find a good concrete contractor, start with people who have had concrete poured nearby and look at work that is at least a few winters old. Then check each name on the Washington Department of Labor and Industries contractor lookup. Get two or three written quotes for the same scope. A contractor based in Oregon needs a Washington registration to work here.
Does a concrete contractor need to be licensed and insured in Washington?
Washington does not use the word licensed for most contractors. The law requires every construction contractor to be registered with the Department of Labor and Industries. That is the state's version of being licensed and insured. To register, a contractor must post a bond of $30,000 as a general contractor or $15,000 as a specialty contractor, and carry liability insurance of at least $200,000 public liability and $50,000 property damage, or $250,000 combined. You can check all of it for free on the department's website. Ask any contractor for their registration number.
What should I ask a concrete contractor before hiring?
- What is your Washington contractor registration number?
- How deep is the rock base and how is it compacted?
- How thick is the slab, and what steel goes in it?
- Where do the joints go, and when are they cut?
- Where will the water go?
- Who handles the Right-of-Way permit if the approach or sidewalk is involved?
- What happens if it rains on pour day?
- What does your warranty cover, in writing?
What should a written estimate include?
A written estimate should include the size in square feet, thickness, base, reinforcement, concrete strength, joint plan, finish, tear-out and haul-away, permits, cleanup, start window, price and payment schedule. In Washington, a contractor must also hand you a disclosure statement on a residential job of $1,000 or more. It gives the registration number and explains the bond and your lien risks (RCW 18.27.114).
How much deposit is normal?
A modest deposit to book the date and cover materials is normal, with the rest tied to progress and completion. We found no Washington statute that caps a contractor's deposit, so it is set by your contract. The state's disclosure statement tells owners they may hold back part of the price as retainage. Do not pay in full before the work is done.
A contractor wants 50 percent up front in cash with no contract. Should I agree?
No. A demand for 50 percent in cash with no contract is how people lose money. With no paper there is no scope, no proof of payment and little to bring to a bond claim or a court. Pay by check or card, to the registered business name, against a signed contract.
What are the red flags?
- No registration number, or one that does not match the name on the state lookup.
- Cash only, or a large payment before any work.
- A price that is good only today.
- No mention of base, thickness, steel or joints.
- No written contract or disclosure statement.
- Leftover concrete from another job offered at a discount.
- Willing to pour in heavy rain to keep the date.
What warranty should I expect?
Expect a written workmanship warranty that says how long it runs and what it covers. Terms vary by contractor and there is no standard length, so read it. Normal exclusions are hairline shrinkage cracks, damage from deicing salt, tree roots and loads heavier than the slab was built for. Ask for our terms in writing with your quote.
I paid a deposit and the contractor stopped answering. What can I do?
If the contractor has stopped answering, send a dated written demand by email and by mail, and keep copies. Confirm their registration and bond on the Labor and Industries site. A claim against a contractor's bond is made by filing suit in superior court, so speak to a lawyer for a large sum. For smaller sums, Clark County District Court has a small claims division. You can also complain to the Attorney General's consumer protection office. If you paid an unregistered person, tell Labor and Industries.
How do I know they have done stamped work before?
Ask to see it. Someone who has done stamped work before can give you addresses of jobs that are a few years old, so you can see how the color and sealer have held up in our weather. Ask who on the crew does the stamping and how many people will be on the pour, because stamping is a race against the set.
What if the crew hits a hidden water line?
If the crew hits a water line, the first step is to shut the water off, and the next is to work out whose line it was. Public utilities are marked through the 811 system when a locate is called in on time. Private lines such as sprinkler pipe and the service line on your side of the meter are not marked, and they are often shallow. A fair contract says who pays to repair unmarked private lines. Tell the crew about any you know of.
Is a written estimate binding if they hit something unexpected?
An estimate is binding only for the work it describes. A signed contract fixes the price for that scope. Hidden conditions, such as buried debris, an old tank or deep soft soil, are normally handled by a written change order with a price you approve before the extra work. Ask that every change be put in writing.
The Vancouver Concrete Company gives free on-site estimates and written quotes. Call (360) 995-1179.