Concrete contractor in Kenmore, WA - driveways and patios built for sloped lots
C&S Bothell Concrete Contractors is a concrete contractor working in Kenmore, WA. We plan and pour driveways, patios, steps, walks and slabs for homes here, and we replace old concrete that has cracked or sunk.
- Licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Kenmore homes and the ground they sit on
Kenmore sits at the north end of Lake Washington, between Lake Forest Park and Bothell, where I started this business in 2017, so it's a short drive for our crew. Most of our calls here come from homeowners in established neighborhoods of single-family houses built across several decades, along with newer townhomes and infill houses near the center of the city. Plenty of people here spend their weekends on the waterfront or the river trails, and plenty of their lots run downhill toward that same water.
That slope shapes most of what we do in Kenmore. A driveway that climbs from the street or a patio on a hillside yard needs careful grading, and getting forms and a concrete truck onto a steep, narrow lot takes planning well before the pour date.
Concrete work we do for Kenmore homes
Concrete driveway building
When a Kenmore driveway has sunk at the garage or cracked down the slope, we dig it out, pack a firm base and pour a new one.
Concrete patio construction
A patio on a hillside lot needs the ground leveled and the slope planned first, so water runs off into the yard instead of toward your back door.
Stamped concrete services
Stamped concrete gives a Kenmore patio or walkway the look of stone or brick in one solid slab, without loose pavers that shift on soft ground.
Concrete sidewalk building
We pour front walks and side paths that connect the driveway, porch and backyard, with a broom finish so they keep their grip when they're wet.
Garage floor concrete
Older garage floors here are often cracked, stained or sloped the wrong way, and a new slab gives you a flat, sound surface for cars and storage.
Decorative concrete
Colored, stained or exposed-aggregate finishes suit the newer townhomes and remodeled houses around Kenmore, where the concrete sits right at the front of the house.
Concrete retaining walls
On lots that drop toward the lake or the street, a poured retaining wall holds the soil back and gives you a flat yard or a firm driveway edge.
Concrete floor installation
We pour interior slabs for basements, shops and additions, with the base packed and the surface finished smooth so flooring can go straight on top.
Concrete pool decks
A pool deck has to drain away from the water and stay grippy underfoot, so we slope it carefully and choose a finish that bare feet can handle.
Concrete steps construction
Front and back steps that have settled or pulled away from the porch are easy to trip on, and we rebuild them with even risers and solid support.
Slab foundation building
For garages, sheds, ADUs and additions on Kenmore lots, we prepare the ground and pour a level slab foundation that's ready for the framers to start.
Foundation installation
When you're building new or adding on, we form and pour foundations to your plans, with the digging and base work done before any concrete arrives.
Concrete parking lot building
Small property owners and builders here call us for parking areas and shared drives, built thick enough for daily traffic and graded so water runs off.
Concrete footings
Decks, porches, fences and additions need footings, the buried concrete pads that carry their weight, and we set them to the depth your plans call for.
Foundation raising
If part of a slab or foundation has settled, we look at what moved and why before raising it, so we're fixing the cause and not just the gap.
Concrete cutting
We saw-cut clean openings and edges in existing concrete for new doorways, drains or a partial driveway replacement, so the old and new slabs meet neatly.
Get a written estimate for your Kenmore concrete job
We reply within one business day to set up a visit, and I come out to your property myself to give you a free written estimate. There's no pressure to book.
- Based in
- Bothell, WA 98011
- Hours
- Mon–Fri: 8 AM–11 PM, Sat–Sun: 7 AM–11 PM
What to know about permits and pricing in Kenmore
In Kenmore, building permits come from the city's Development Services, and its rules are written around work that builds, alters, repairs or demolishes a building, so they don't settle on their own whether your driveway or patio needs one. I look at that question when I come out for the estimate, and when a permit is needed, we prepare and file it and set your start date around it, which is usually what moves the calendar most. If you'd like to check us or anyone else, the city requires every business working within its limits to hold a Kenmore business license, issued through the state Department of Revenue as an endorsement on the State Master License, and an active one shows up on the Department of Revenue's business lookup. We're licensed and insured.
What moves the price here is mostly the size of the job, how much old concrete and soft ground have to come out first, how hard the site is to reach and the finish you pick, from a plain broom finish, which is the brushed texture that gives shoes and tires grip, up to stamped or colored work. The schedule turns on any permit and on a dry day to pour, and your written estimate lays out both for your job. It's the same planning we bring to hillside driveways in Woodinville and the older neighborhoods of Kirkland.
Why Kenmore driveways and patios sink and crack
Most of the tired concrete we see in Kenmore failed from underneath. Every slab sits on its subgrade, the soil and gravel it rests on, and when that was only raked level instead of dug out and compacted, it settles with the dirt and the slab cracks and tips along with it. We dig down to firm ground and pack the base in layers before any forms go up. If a budget has to give somewhere, I'll suggest a plainer finish before I'll cut the base, because a finish can be upgraded later and a bad base can't be fixed without tearing the slab out.
The other common call is concrete that's been asked to do more than it was built for, like a one-car driveway now carrying two cars and a work van. For those we pour thicker where the weight lands and set rebar, the steel bars inside that hold the slab together, so the new concrete can carry the load it actually gets.
How a concrete job runs when you call us in Kenmore
From your first call to the final walk-through, here's how a Kenmore job goes and who you'll be dealing with at each step.
Call or send us the form
Call (425) 384-1147 or send the form with a few words about the job, and we'll get back to you to set a time for me to visit. Photos help, but you don't need them.
I visit and write the estimate
I come out myself, look at the ground, the slope and where the water runs, and ask what the space needs to do. You get a written estimate that spells out what's included and what isn't, so you know exactly what you're paying for.
We handle permits and pour
Once you're ready, we sort out any permit questions, set a date and do the work with our own crew, with me leading on site. You don't need to be home for the pour, though I'd like a word with you before we start.
We walk the finished job
When we're done, we walk the job with you and go over curing, the wait while the concrete hardens enough to use, so you know when it's ready for feet and when for cars. Satisfaction guaranteed.
Questions about concrete work in Kenmore
Does living near Lake Washington change the permit rules for concrete work in Kenmore?
It can, because the city says work in shoreline areas, environmentally critical areas, native growth protection areas such as tracts, and their buffers may not be exempt from permits. The city asks anyone with a project in those areas to email permittech@kenmorewa.gov before going ahead, and you can read the rule on the city's Do I Need a Permit page. If your lot is near the water or a protected tract, I'll raise it at the estimate.
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 you through it. When your concrete job needs a permit, we can prepare and file it for you.
How much does a new concrete driveway cost in Kenmore?
Your price comes down to the driveway's size and thickness, whether the old slab has to be broken out and hauled away, how much base the ground needs, whether it gets rebar and which finish you choose. A steep or tight driveway also adds hand work and sometimes a pump to reach the forms, so two driveways of the same size can price quite differently. I'll give you a written figure once I've seen yours.
Will a new concrete patio in Kenmore crack like my old one?
A well-built patio can still show a hairline crack, but it shouldn't sink or split open the way a poorly built one does. We pack the base properly, pour early rather than in the midday heat that leaves a weak, dusty top, and cut control joints, the shallow grooves that tell the concrete where to crack, on time so any crack lands in the groove. That part of the job I won't hurry.
How long does a new concrete driveway take to cure before I can drive on it?
You can walk on it well before you can drive on it, because concrete keeps gaining strength for days after the pour and a car needs more of that strength than your feet do. The exact wait depends on the mix and the weather that week, so I give you both dates at the walk-through and ask that cars and heavy deliveries stay off until then.
Can you take out my old concrete driveway in Kenmore and pour a new one?
Yes, we break out the old concrete, haul it away and look at the ground underneath before we build the new base. If only part of the driveway has failed, we can saw-cut a clean line and replace that section, though I'll tell you plainly if the rest isn't worth keeping.
Plan your Kenmore driveway or patio with us
Call (425) 384-1147 or send the form before you settle on a size or finish, so I can look at the slope and drainage while every choice is still easy to change.