Choose a concrete contractor who explains how the slab will be built, not just the price. Check the state licence, read recent reviews, get a detailed written quote and pay in stages. These are the checks that matter in Michigan.
How do I find a good concrete contractor in Lincoln Park?
Ask neighbors whose concrete has held up for several winters who poured it, and look at recent reviews. Get two or three quotes. Watch how each contractor looks at the job: a good one checks the old slab, the drainage, the access for the truck and what might be underneath. Pick the one whose written quote explains the base, thickness, steel, mix and joints.
Does a concrete contractor need to be licensed and insured in Michigan?
In Michigan, LARA licenses residential builders and maintenance and alteration contractors, and concrete is one of the listed maintenance and alteration trades. Under the Occupational Code, a licence is generally needed for home projects of $600 or more, with exceptions such as an owner working on their own home. You can look up a licence on LARA's website. The state licence is separate from insurance, so ask any contractor for a current certificate of liability insurance and proof of workers' compensation coverage.
What should I ask a concrete contractor before hiring?
- How deep will you dig, and how much stone base goes in?
- How thick is the slab, and what steel goes in it?
- Is the mix air-entrained, and what strength?
- Where do the control joints go, and when are they cut?
- Who handles the permit and the MISS DIG 811 request?
- What happens if you find soft soil or debris under the old slab?
- What warranty do you give in writing?
Short, clear answers to these questions tell you more than a low price.
What should a written estimate include?
A written estimate should list the size in square feet, thickness, base depth and compaction, steel, concrete mix, finish, joint layout, tear-out and haul-away, permits, cleanup and lawn repair. It should give the start date, the payment schedule and the price for extra base if needed. Michigan's Attorney General also advises that the contract show the contractor's licence number and address.
How much deposit is normal?
No more than a third of the total, according to Michigan's consumer guidance. LARA's advice is that customarily one-third is paid up front, one-third halfway through and one-third when the work is done. On a short concrete job, a deposit to order materials and the rest when the pour is complete is common. Pay by check or card, not cash.
The contractor wants 50 percent up front in cash and no contract. Should I agree?
No. Fifty percent in cash with no contract breaks the main rules Michigan's consumer guidance gives: keep the deposit to a third or less, avoid cash and get a detailed written contract. Without a contract you have nothing to show if the work is bad or never happens. Ask for a written contract and a smaller deposit. If they refuse, find another contractor.
What are the red flags?
- Door-to-door offers with leftover concrete from another job.
- Cash only, or a big deposit before any work.
- No written quote, or a quote with blank spaces.
- No licence number, or one that does not match LARA's records.
- No questions about the base, drainage or the old slab.
- Pressure to sign today.
Any one of these is a reason to slow down and check.
What warranty should I expect?
Expect a written workmanship warranty that says what is covered and for how long. No one can promise concrete will never crack, so most warranties cover things like flaking from poor finishing, settling from a poor base or wide cracks, and exclude hairline cracks and damage from salt or heavy vehicles. Read it before you sign, and keep it with your contract.
I paid a deposit and the contractor stopped answering. What can I do?
Send a written demand by email and certified mail with a deadline to start the work or return the deposit. Keep copies of the contract, receipts and messages. If the contractor holds a Michigan residential builder or maintenance and alteration licence, file a complaint with LARA. Complaints about unlicensed contractors go to the Michigan Attorney General's Consumer Protection Division. Small claims court is an option for smaller amounts. This is general information, not legal advice.
How do I know they have done stamped work before?
Ask for addresses of stamped jobs that have been through at least one Michigan winter, and go look. Check that the pattern lines are even, the color is consistent, and the sealer is not peeling or cloudy. Ask which pattern, color method and sealer they use and how they handle joints in a stamped slab. A contractor who has done stamped work before can answer quickly.
What if the crew hits a hidden water line?
Stop work and shut off the water at the main valve. If the line was marked by MISS DIG and the crew dug carelessly, the contractor is usually responsible. If it was a private line that was not marked, such as a line to a garage or a sprinkler pipe, who pays depends on the contract. Tell your contractor about any private lines you know of before work starts.
Is a written estimate binding if they hit something unexpected?
A written estimate is usually binding for the work it describes, but most contracts allow changes for hidden conditions, like soft soil, old footings or debris under the slab. A good contract says how those changes are priced. Any change should be agreed in writing before the extra work is done. Michigan's consumer guidance advises putting all changes in writing.
For a free on-site estimate and a written quote, call (313) 889-7953.