West Seattle Concrete Pad Repair Services
Sunken corners, trip lips, puddles at the step—concrete issues don’t fix themselves. We lift, level, and repair small residential pads, patios, and walkways, and we handle the drainage that caused the problem in the first place.
We serve Admiral, Alaska Junction, Alki, Fauntleroy, Arbor Heights, Delridge, Gatewood, High Point, Morgan Junction, and Roxhill.
What’s the Problem?
- Settlement & trip hazards — one panel drops, the neighbor panel doesn’t
- Ponding against siding/steps—water sits where it should shed
- Cracks & spalling — winter moisture + poor base = chipping and flaking
- Moss/algae slicks in shade; joints packed with soil and weeds
- Tree root lift pushing edges and breaking corners
How We Fix Concrete Pads (and keep them fixed)
- Assess & map — find the cause (downspouts, base failure, roots, grade).
- Lift/level (where feasible): partner foam-jacking or mudjacking to raise settled panels and remove lips.
- Drainage corrections: re-route downspouts, add a channel drain/catch basin, or cut a relief swale so water leaves the slab.
- Crack repair: chase-and-fill active cracks; structural dowels across clean breaks when we relay sections.
- Surface rehab: light grind for lips, polymer-modified patch/overlay on small spalls and edges.
- Sectional replace: saw-cut failing panels, compact new base (crushed rock), set rebar/mesh as appropriate, and pour/finish to match.
- Moss/weed cleanup: gentle wash (no joint blasting), biocide where needed, and re-sand/caulk joints at transitions.
- Root conflicts: coordinate root-pruning with arbor care and install a root barrier or re-route the walkway.
We don’t “skim-coat and hope.” If base or drainage is wrong, we fix that—or we’ll recommend a proper replacement.
Repair vs. Replace
- Repair makes sense when: settlement is modest, base can be stabilized, and drainage can be corrected.
- Replace is smarter when: slabs are shattered, base is soup, or roots will keep lifting. We’ll tell you which bucket you’re in and why.
Best Timing for West Seattle
- Spring–Fall is ideal for lifts, pours, and coatings (dry, 45–80°F).
- We avoid heavy rain windows for overlays and new pours.
Our Annual Maintenance Plan (Your Hardscape’s Routine)
- Joint & caulk checks — seal small gaps before water gets under slabs
- Moss/algae control — seasonal treatment in shade; keep surfaces grippy
- Drainage tune-ups — clear channel/basin grates, adjust downspouts
- Spot grinding/edge touch-ups — keep lips under ¼” and ADA-friendly
- Root/edge patrol — catch early lift and adjust before cracks form
We’re a low-maintenance landscaping crew. Fewer problems between visits, less work for you.
Service Cadences (Pick What Fits)
- Quarterly — spring/fall reset + two light tune-ups
- Bi-Monthly — great for shaded, moss-prone, or high-traffic slabs
(Fresh repairs or heavy leaf drop? Start monthly for 60–90 days, then taper.)
What Annual Maintenance Includes
- Walkthrough & photo log (settlement, cracks, drainage)
- Light clean, moss/algae treatment, and joint re-sand/caulk as needed
- Drainage inlet cleanout; downspout/leader checks
- Minor grind/patch on new lips and edge failures
- Root/soil monitoring at slab edges and fence lines
Why Annual Maintenance Matters
- Safety — fewer slips and trips
- Longevity — dry base = fewer voids and less settlement
- Looks — clean edges and even planes beat patchwork fixes
- Lower cost — small, timely corrections prevent full tear-outs
How It Works
- Free Estimate — send photos/video or book a quick walkthrough; clear, upfront pricing
- Plan & Schedule — confirm lift/repair/replace scope and drainage add-ons
- Repair Day — lift or replace sections, fix drainage, clean and seal—no mess left behind
- Follow-Up — simple care notes and a maintenance schedule that fits your place
Why West Seattle Chooses Neat & Tidy
- Local crew that knows marine layer moss, winter rain, clay pockets, and tight alleys
- Licensed & insured for peace of mind
- Upfront pricing — labor, materials, hauling, and disposal included
- On-time, respectful, tidy work
- Green-first approach — reuse where possible, smart water management, landfill kept low
Ready for concrete that’s safe, dry, and solid?
Call or text Neat & Tidy for a straightforward concrete pad repair plan—real fixes, clean finish, and maintenance that sticks. We’ll keep it tidy—so you don’t have to.
