Concrete Contractor in Santa Ana - Driveways and Patios That Sit Flat and Drain

Ask the city's Building Safety Division, because Santa Ana's permit list covers building, altering, repairing or demolishing a building and code-regulated plumbing, electrical, gas and mechanical work, and it doesn't name driveways or patios either way. Most building permit applications in the city also need Planning Division approval before they go to the building side, so that's one more step to plan around if your job does need one.

A retaining wall 4 feet tall or less, measured from the bottom of the footing to the top, is exempt from a building permit under the city's permit FAQ, unless it holds up extra weight like a slope or driveway above it or holds back flammable or combustible liquids. A city handout from 2022 says fences and walls, retaining walls included, need Planning Division review, so I check that part with the city before we dig on any wall.

A Santa Ana permit becomes invalid if the work doesn't start within 180 days of being issued, and it lapses if the work stops for 180 days after it starts. That's why we don't pull a permit until you're ready to set a pour date, so the two line up.

Yes, the city requires a license for every business operating inside its limits, and its permit FAQ says a contractor must hold a current City of Santa Ana business license. It's a fair thing to ask anyone bidding on your job.

The written estimate I put together after seeing your property is the number to go by, because what's under the old driveway changes the job more than its size does. A stamped or decorative finish costs more than a plain broom finish, and if the budget's tight I'd keep the money in the base, since a fancy top on soft ground cracks the same as a plain one.

Most of the cracking and sinking we see comes from a base that was raked level instead of dug out and packed, so the slab settles with the dirt under it. Water running toward the house or under the slab, joints cut late or skipped, and a pour in midday heat that leaves a weak, dusty top cause most of the rest. We dig to firm ground, slope the slab away from the house and cut control joints while the concrete is fresh, so if it does crack, the crack lands where we planned it.