Concrete contractor in Aliso Viejo - slabs that drain away from your house
Prestige Mission Viejo Concrete Company is a concrete contractor based in Mission Viejo, building driveways, patios, walks, steps and stamped concrete for homes in Aliso Viejo, with the base packed and the water planned before we pour.
- Licensed and insured.
- Free on-site estimates.
- Expect a reply within 1 business day.
Homes on small, sloped lots in Aliso Viejo
Aliso Viejo is one of the newer cities in south Orange County, so the concrete we tear out here usually dates from when the neighborhoods went in, not from a century ago. On jobs here we mostly see single-family homes and townhomes on fairly small lots, along curving streets that climb the hills, with plenty of houses sitting above or below the road. It's a short drive from our base in Mission Viejo, and we do the same kind of work up in Irvine and next door in Laguna Niguel.
Many of these neighborhoods went up around the same time, so the driveways and walks on a street tend to wear out together, as cracked panels, a sunken corner by the garage or a walk that holds water. When I come out, I look past the surface at what's under it, because that's where most of those problems start.
Our services in Aliso Viejo, CA
- Concrete driveway building
Driveways here often crack where the base settled or a root lifted one panel. We tear it out, pack new base and cut joints so cracks land where we choose.
- Concrete patio construction
Backyards here are often small and backed by a slope, so water has little room to run. We pitch each patio so it drains away from your house.
- Stamped concrete services
Many homeowners here want an entry or patio that looks like stone. Our stamped concrete gets the same packed base as a plain slab, then pattern and color.
- Concrete steps construction
Front doors here often sit up a few steps, and those chip and settle first. We pour new ones with even risers and a broom finish for grip.
- Concrete retaining walls
Sloped yards here often need a wall to hold back the hill and make level room. We build concrete walls with drainage behind them to let water out.
- Concrete sidewalk building
Side-yard walks here often tip toward the house and hold water after rain. We regrade the base and pour them to fall away from your walls.
What Aliso Viejo rain asks of a slab
It stays dry here most of the year, so a slab that tips the wrong way can go years without anyone noticing. Then a winter storm comes through, and the city's building design criteria plan for rain falling at 2 inches an hour, which is a lot of water for a driveway or patio that falls toward your house to send at the foundation or under the garage door. Before we set any forms, I walk the lot to see where water runs now and where it should end up, and we slope the new slab to carry it there.
A lot of houses here sit close together, with steep driveways, narrow side yards and patios tucked against a slope, so getting the old concrete out and the new concrete in is a real part of the plan. That access, the size of the job, how much old slab comes out and the finish you pick are what move the price, while the schedule mostly turns on the permit, the inspections and the weather, and we go over all of it on site.
Get a free concrete estimate for your Aliso Viejo home
Send the form and we'll get back to you within one business day to set up a visit. I come out to your Aliso Viejo home myself, look at the old concrete, what's under it and where the water runs, and give you a free on-site estimate with no obligation. If you go ahead, our crew does the work with me there on site.
Concrete driveways, patios and walks
Aliso Viejo concrete questions answered
When does a concrete job in Aliso Viejo need a Water Quality permit?
The city's permit application calls for a Water Quality permit when a project disturbs 250 cubic feet or more of soil or hard surface. It also applies at 250 square feet of flatwork, the flat pours like concrete or pavers, and when dirt gets stockpiled in front of the property, which can happen on a tear-out. Plenty of driveways and patios reach that size, so I measure it at the visit, and when a permit's needed we take care of the application.
What hours are concrete crews allowed to work in Aliso Viejo?
The city allows construction Monday through Friday from 7 a.m. to 8 p.m. and Saturday from 8 a.m. to 8 p.m., with no work on Sundays or federal holidays. We like to pour early, before the afternoon heat dries the top too fast and leaves it weak and dusty, so we usually plan pours for weekday mornings, when we can start soonest.
How do I book or cancel a building inspection in Aliso Viejo?
You book an inspection through the city's online Customer Self-Service portal with a portal account, and requests made before 4 p.m. are usually set for the next business day. To cancel, you call the Building Department at 949-425-2540 between 7:30 and 8:30 a.m. On our permitted jobs we book the inspections with the city ourselves and keep you posted, so you'll know when the inspector is coming.
Who holds the permit for a concrete job in Aliso Viejo?
The city issues the permit in the name of either the licensed contractor or the property owner, and whoever is named as the holder is responsible and liable for the construction. That's worth settling before you sign anything, because a permit in your own name puts that responsibility on you. We're licensed and insured, and I'm happy to walk you through how we'd handle the permit on your job.
How much does a new concrete driveway cost in Aliso Viejo?
I can't give you an honest number until I've seen the driveway, because the size, the tear-out, the base work and how easy it is to get trucks in all change the cost. Hauling adds more than people expect here, since the city only lets CR&R haul construction waste out, and a residential job needs a Construction and Demolition permit once its waste tops 3.4 pounds per square foot of construction area, which breaking out an old slab can easily pass. If the budget's tight, I'd pick a plainer finish and keep the base work, because nobody sees the base on day one, but it's what decides whether the driveway settles later.
What causes concrete driveways in Aliso Viejo to crack and sink?
Most cracking and sinking starts under the slab, where a base that was just raked level, not dug out and packed, settles along with the dirt. Water running under the edges adds to it, and so do control joints cut late or skipped, which leaves cracks in places nobody chose. We dig out and pack the subgrade, the ground the slab sits on, and slope it so water runs off. We cut control joints, shallow grooves that give the concrete a straight place to crack, while it's still fresh, so it usually cracks there instead of across your driveway.