Frequently Asked Questions

Published national guides are a good starting point. HomeGuide lists standard concrete driveways at $6 to $10 a square foot installed and plain patios at $4 to $12. ConcreteNetwork puts concrete pool decks at $6 to $18 or more. Tear-out, base work, finish and access all move the price, so your written quote after we measure is the real number.

Most residential concrete work is priced by the job, not by the hour. The quote is based on square footage, thickness, tear-out, base prep and finish. That makes it easier to compare bids than an hourly rate, which tells you nothing about how long the job will take. We give you one written price for the whole job.

For a new driveway connection or sidewalk inside city limits, the City of Kissimmee's Engineering Division handles the application, at 407-518-2278. Work in the street or the grass strip by the road also needs a Right-of-Way permit with inspections. If your road belongs to Osceola County or FDOT, or your home is in an unincorporated area, a different office applies. We confirm which one before we schedule.

In Kissimmee the usual cause is water. Roof runoff and rain get under the slab and carry sand out, which leaves a hollow the panel drops into. If the panel is still in one piece, it can often be lifted. If it has broken up, it should be replaced on a properly compacted base, and the water source should be fixed at the same time.

Yes. Most summer pours in Kissimmee start early in the morning so the surface is finished and protected before the afternoon storms. If heavy rain is forecast for pour time, we reschedule. Rain on freshly finished concrete can pit the surface and weaken it.

HomeGuide's driveway guide says to wait at least 7 days for cars and about 30 days for heavy vehicles. Foot traffic is usually fine after a day or two. We give you dates in writing based on your mix and the weather that week.

Yes. Many homes around Kissimmee are rentals or second homes. We can meet a property manager on site, send photos of the work, and schedule around guest bookings.

HomeGuide's driveway guide lists 30 to 40 years for a well-built driveway that is maintained. In Kissimmee, a compacted base, good drainage and sealing cracks early decide where in that range yours lands.

HomeGuide calls for at least 4 inches for cars and 5 to 6 inches for RVs or heavy vehicles, with thicker edges. We add depth at the apron and wherever a trailer or work truck will sit.

Yes. We pour a new strip alongside the existing driveway and tie it in with dowels so the two sections stay level. The new concrete will look lighter than the old at first. If the existing slab is in poor shape, replacing it all at once looks better and lasts longer.

Inside Kissimmee city limits, the Engineering Division handles driveway connections and Right-of-Way permits. County and state roads, and unincorporated areas, go through Osceola County or FDOT. We confirm which agency covers your address.

HomeGuide says to wait at least 7 days for cars and about 30 days for heavy vehicles. We put your dates in writing.

HomeGuide's patio guide says plain, stained and stamped concrete patios generally last 30 to 50 years when installed and maintained properly. In Kissimmee, a compacted base and good drainage matter most.

Usually, yes. We match the height of the existing slab and either dowel the new section to it or separate them with a joint. If the old slab has sunk or cracked, we will tell you, because tying new concrete to a failing slab causes problems later.

That is the plan. We get their drawings and build the edges, thickness and dimensions they need, so the frame anchors properly.

Lighter colors absorb less sun than dark ones. Tan, sand and light gray are comfortable choices for an open patio. We can show you color samples at the estimate.

Light-colored, textured surfaces stay more comfortable under bare feet than dark or smooth concrete. Spray cool-deck coatings and light knockdown finishes are common choices around Kissimmee pools.

ConcreteNetwork lists concrete pool decks at $6 to $18 or more per square foot, depending on the design. It puts an average 900-square-foot deck at $5,400 to $16,200 or more. Resurfacing a sound deck costs less, at $3 to $12 a square foot on HomeGuide.

If the slab is solid, mostly level and slopes away from the pool, yes. Large cracks, sunken sections or a slope toward the water should be fixed or replaced first, or the problems will show through the new coating.

Usually not for deck work. We protect the water and the coping from dust and debris. Your pool contractor can tell you if any coping or tile work needs the water level lowered.

Sealed stamped concrete is slicker when wet than broom finish. A textured pattern and grit in the sealer help a lot, and we recommend both for pool decks, steps and walks.

Every few years in most spots, and sooner on pool decks and walkways in full sun. When the color looks flat or water soaks in instead of beading, it is time to reseal.

Stamped concrete is one solid slab with no joints for weeds or ants to come through. Pavers can be lifted and reset one at a time if the ground moves. Get prices for both on the same area and pick the trade-off that suits you.

If it is solid and level, a stamped overlay may work. HomeGuide lists single-pattern overlays at $7 to $15 a square foot. A sunken or cracked slab should be replaced first.

HomeGuide says shed slabs are usually about 4 inches thick and do not typically need reinforcement. For larger sheds, soft spots or a workshop with heavy equipment, we usually add mesh.

HomeGuide's patio guide calls for 6 inches with extra reinforcement under hot tubs. Check the tub maker's requirements too, and we will build to whichever is stricter.

Usually, yes. We break out the old floor, rebuild the base and pour a new slab inside the building. If we find rotted framing or a damaged stem wall, we tell you before we go further.

It depends on the structure and where your property is. Kissimmee's flood guide says all development in the city requires a permit, and county rules apply outside city limits. We check before scheduling.

Usually. HomeGuide lists mudjacking at $4 to $9 a square foot and slab replacement at $6 to $15. Lifting only works if the slab is still in one piece.

If it is solid and level, yes. HomeGuide says resurfacing lasts 8 to 15 years. Large cracks, crumbling or a slab that has sunk should be fixed or replaced first.

Usually something under or around the slab is still moving: water washing out sand, a tree root, or an edge with no support. Sealing the crack slows it down, but the lasting fix is solving the cause and replacing that section if needed.

Not right away. New concrete starts out lighter than weathered concrete. Replacing whole panels along joint lines looks neater than small patches. On coated or stamped surfaces, a fresh coat over the whole area makes the color match.