The building season here is short and good crews book up early, which pushes some owners toward whoever is free. A little checking protects you. These are the questions people ask us, answered for Alaska.
How do I find a good concrete contractor?
To find a good concrete contractor, ask people nearby who had work done at least two winters ago, then go and look at it. A slab that is flat, drains and has not flaked after two breakups tells you more than a new photo. Check the state registration, ask for proof of insurance and get two or three written quotes that describe the base and the mix.
Does a concrete contractor need to be licensed and insured in Alaska?
Alaska says most contractors who do residential home improvement must be licensed, which the state calls registered, with the Division of Corporations, Business and Professional Licensing. Registration requires a bond: $25,000 for a general contractor, $10,000 for a specialty contractor and $5,000 for a handyman, who is limited to projects of $10,000 or less. The state also tells homeowners to confirm liability insurance. You can look up any contractor in the state's professional license search. Being licensed and insured is the floor, not a mark of quality.
What should I ask a concrete contractor before hiring?
- What is your Alaska contractor registration number, and can I see proof of liability and workers' compensation insurance?
- How deep will you dig, and how much gravel goes back?
- Is the mix air-entrained, and what strength?
- What steel goes in and how are the joints laid out?
- Who places the Alaska Digline 811 request?
- What happens if you find peat or silt under the old slab?
- What is the payment schedule, and what do you do about cracks or flaking in the first year?
What should a written estimate include?
A written estimate should give the area and thickness, the excavation depth, the gravel base, the mix strength and air content, the reinforcement, joints, finish, sealer, tear-out and haul-away, permits, start and finish dates, the price and the payment schedule. The State of Alaska's advice is that a contract should spell out the work, the materials, the timeline and the total cost.
How much deposit is normal?
A deposit that covers booking and materials is normal, with the rest tied to progress and a final payment after the work is finished. We did not find an Alaska statute that caps a contractor's deposit, so the protection is in the contract. The state's guidance is plain on one point: do not pay a contractor in full before the project is complete.
The contractor wants 50 percent up front in cash and no contract. Should I agree?
No. Asking for 50 percent in cash with nothing in writing leaves you with no proof of what was promised or paid. Pay by check or card, get a signed contract and a receipt, and tie payments to stages you can see. A registered contractor has no reason to refuse that.
What are the red flags?
- No state registration number, or one that does not match the name.
- A price given without measuring or looking at the soil.
- No mention of excavation, gravel or air-entrained concrete.
- Pressure to sign today because the season is ending.
- A plan to pour on frozen ground or in late fall with no protection.
- Cash only, a large deposit and no written contract.
What warranty should I expect?
Warranty terms differ from one contractor to the next, so ask for them in writing and read what is excluded. A workmanship warranty normally covers things like settlement from a poor base and surface flaking from the mix or finishing. Hairline cracks, damage from deicer and movement of the ground are often excluded. Ask how first-winter flaking is handled.
I paid a deposit and the contractor stopped answering. What can I do?
If the contractor stopped answering, send a dated written demand for the work or a refund, and keep copies. Then contact the Division of Corporations, Business and Professional Licensing at (907) 465-2050 about a complaint and the contractor's bond. You can also file with the Attorney General's Consumer Protection Unit and consider small claims court. If you paid by card, ask the card issuer about a dispute.
How do I know they have done stamped work before?
Ask for addresses of stamped work that is at least two years old and go and see it in person. If they have done this before, they can name the patterns and release colors they use, say who runs the stamps and show a sample board. Stamping has to be done right the first time, so recent photos alone are not enough.
What if the crew hits a hidden water line?
If the crew hits a marked public line after a proper 811 locate, the excavator is generally responsible. Private lines are different, because Alaska Digline members do not mark them. A water line to a shop, a septic line or heat trace cable that nobody knew about is normally the owner's cost to repair, unless the contract says otherwise. Show the contractor everything you know of before digging.
Is a written estimate binding if they hit something unexpected?
An estimate is binding only as far as the contract says. A fixed-price contract holds the price for the work described. Hidden conditions, like peat under the slab or an old buried tank, are usually handled by a written change order. Make sure the contract says that extra work needs your signed approval and gives unit prices for extra excavation and gravel.
The only real price is one written after we have seen the site. Call (907) 331-4363 or text us a photo of the area to set up a free on-site estimate.