A concrete contract protects both you and the contractor by spelling out exactly what work gets done, when, and for how much. Without a signed agreement, you're vulnerable to unexpected costs, project delays, and disputes over quality standards. Here's what every concrete contract must include to keep your project on track.
Scope of Work Details
This is the foundation of your agreement—it should describe exactly what concrete work is being performed. Don't settle for vague language like "pour patio." Instead, specify dimensions (12' × 16' patio, 4 inches deep), finish type (broom finish, smooth trowel, exposed aggregate), concrete strength (3,000 PSI, 4,000 PSI), and any reinforcement (rebar spacing, wire mesh, or fiber additives).
Include details about site prep and excavation. Will the contractor remove existing concrete, grade the subbase, or compact the soil? These tasks often get overlooked, but they directly impact how long your concrete lasts.
Timeline and Deadlines
Concrete work depends heavily on weather. Your contract should list the start date and expected completion date, but also include realistic weather contingencies. Most contractors won't pour concrete when temperatures drop below 50°F or when rain is forecast, so account for seasonal delays.
Break larger projects into phases if relevant. For example: demolition and prep (days 1–3), grading and base installation (days 4–5), forming and rebar setup (days 6–7), concrete pour and finish (day 8). This gives you both a clear roadmap and measurable milestones.
Payment Terms and Schedule
This is where many disputes start. Instead of paying 100% upfront, structure payments in stages tied to project completion:
- 25% deposit to secure the project start date
- 50% upon completion of base prep and forming (before concrete is poured)
- 25% upon final inspection and acceptance of finished work
Typical concrete work costs between $8–$18 per square foot for basic flatwork, though decorative finishes and specialized work can run $15–$30+ per square foot. Your contract should list the total price, or a per-square-foot rate if the final area isn't yet locked in.
Include language about what happens if costs exceed estimates (most contracts allow 10% overages for unforeseen soil conditions or fill material).
Materials and Specifications
Concrete isn't just concrete. Your contract must specify:
- Concrete mix design (air entrainment for freeze-thaw climates, water-reducer for hot weather, fiber reinforcement)
- Psi strength (standard 3,000 for driveways; 4,000 for commercial; 2,500 for light residential patios)
- Slump and workability requirements
- Finish type (broom for slip resistance, smooth for a polished look, exposed aggregate for appearance and durability)
- Sealant or curing compound (essential in freeze-thaw zones to prevent spalling)
If materials are being supplied by you rather than the contractor, state that explicitly with brand names and quantities.
Permits and Insurance
Ask whether the contractor is pulling required permits. Some municipalities require permits for concrete pads, driveways, and commercial slabs; others don't. Your contract should clarify who handles this and who covers permit fees (typically $50–$300).
Verify the contractor carries:
- General liability insurance (minimum $1 million)
- Workers' compensation insurance
- Equipment insurance
Get proof of insurance in writing before work starts.
Warranty and Liability
Concrete typically lasts 25–40 years under normal conditions, but the contractor should warranty their work against defects for 1–2 years. This covers cracking due to poor workmanship, uneven settlement, or improper finishing—not normal hairline cracks from curing (those are typical).
The contract should also address who's responsible if the concrete causes damage to adjacent property or utilities. Homeowner insurance usually doesn't cover contractor-caused damage, so clarify this upfront.
Site Conditions and Changes
Include a change order process. If you decide mid-project to extend the patio by 4 feet or upgrade the finish, a change order documents the new scope, timeline adjustment, and additional cost. Without this, you'll end up arguing about what was originally agreed to.
Also specify what happens with existing utilities. Concrete contractors need to know about underground sprinkler lines, electrical lines, or gas pipes to avoid costly accidents.
Frequently Asked Questions
Q: What should I do if concrete starts cracking a few months after it's poured? Hairline cracks are normal and don't affect performance, but larger cracks (wider than 1/4 inch) may indicate poor finishing or subbase issues—contact the contractor within the warranty period to document and address them.
Q: How long until I can use a new concrete driveway? Most concrete needs 24–48 hours before light foot traffic and 7 days before driving on it; the contractor should provide a curing schedule specific to your project conditions.
Q: Can I negotiate the timeline if the contractor's timeline doesn't work for my schedule? Yes—discuss realistic timelines upfront, but remember that rushing concrete work (especially curing) compromises durability and finish quality.
Use a platform like Mercoly to compare concrete contractors in your area, review their past projects, and verify credentials before signing any contract.