Concrete contractor in Westlake Village, CA - driveways and patios on a solid base
Custom Simi Valley Concrete is a concrete contractor based in Simi Valley that builds driveways, patios, pool decks, steps and foundations in Westlake Village, CA, and cuts and reworks old slabs that have cracked or sunk.
- Licensed and insured.
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Westlake Village homes and the concrete around them
Westlake Village is a short drive from our base in Simi Valley, and most of what we pour here is residential: driveways, back patios, pool decks, front walks and steps, with the occasional parking area for an office or a shop. The city sits between Thousand Oaks and Agoura Hills, and the houses and yards here look a lot like the ones we work on in both.
Much of the concrete we're asked to replace has been down a long time. On a lot with any grade, the job turns on where the water runs and how the new slab meets the house, the street or the pool, so that's where I spend most of an estimate visit.
Concrete work we do in Westlake Village
When an old driveway has cracked, sunk at the garage or sends water toward the house, we tear it out, pack a new base and pour again.
A backyard patio here usually has to fall away from the house and tie into steps, planters or a pool, so we set the grade before anything else.
Stamped concrete gives a patio or front entry the look of stone or pavers in one pour, and it holds up best when the base under it is right.
Front walks that have heaved or split at the joints turn into a trip hazard, so we replace the bad sections and match them to what stays.
A garage floor that's cracked, stained or pitted can be broken out and repoured level, with a smooth finish that's easy to sweep and park on.
Color, exposed stone or a sandblasted pattern can dress up a walk or a patio that sits in full view of the street or the backyard.
In a yard that slopes, a concrete retaining wall holds the soil back so you can level out a patio or a play area behind the house.
Interior slabs for a room addition, workshop or commercial space need a flat, true surface, and we pour and finish them to take what goes on top.
A pool deck has to shed water away from the pool and meet its edge cleanly, which is the kind of fitting work we like getting right.
Steps on a sloped lot need even risers and a solid footing under them, so nobody catches a toe and the steps don't pull away from the house.
A new garage, addition or accessory building usually starts with a slab foundation, and we form and pour it to the approved plans.
When a project needs more than a slab, like a raised floor or an addition on a slope, we dig, form and pour the foundation it calls for.
Office and retail lots take heavy, constant traffic, so we build them on a deeper base and plan the drainage before the first truck shows up.
Footings carry the weight of walls, posts and patio covers, and we dig and pour them to the depth and size the plans call for.
If a slab or part of a house has settled and doors stick or floors slope, we figure out why first, then raise and support what's sunk.
Adding a drain line, widening a driveway or opening a slab for plumbing takes clean saw cuts, so the old concrete and the new meet neatly.
Get a free written estimate for your Westlake Village job
Send the form and we'll get back to you within one business day to set a time. I come out myself, look the site over and leave you a free written estimate, with no obligation.
(805) 261-5009- Based in
- Simi Valley, CA 93065
- Hours
- Mon–Fri: 6 AM–9 PM, Sat–Sun: 8 AM–10 PM
Working in Westlake Village: permits, licenses and price
Westlake Village contracts with Los Angeles County for all of its building and safety work, so building, grading and encroachment permits come from the County's Public Works Department after County and City staff review the plans side by side. Yard work like patios, decks and pools can also need a Zoning Clearance from the City's Planning Department, and on a permitted job I can't give you a pour date until those reviews come back. When you're checking out a contractor, know that the City doesn't require a business license, though the County licenses certain kinds of businesses, so the license that matters is the state contractor license, which applies whenever a job needs a building permit, uses employees or adds up to $1,000 or more in labor and materials.
Once I've seen your job, I'll tell you which of those offices handles it, and we can pull the permit as your contractor or help you pull it yourself. The price mostly moves with how much concrete you need, how much old concrete has to come out first and how much work the ground needs before we pour, while the schedule turns on permit review and curing, the wait while new concrete gains strength before you use it. Your written estimate puts a figure on each of those for your yard, and it's the same way we price jobs across the cities around Simi Valley, out as far as Burbank.
What wears out concrete on Westlake Village lots
Most of the cracked and sunken slabs I'm called to look at failed from underneath. When the base was raked level instead of dug out and packed, the dirt settles and the slab goes with it, and if nobody cut control joints, the grooves that tell a slab where to crack, it cracks wherever it wants. We dig down to firm subgrade, the ground the slab sits on, pack a real base and cut the joints before the concrete can crack on its own. If the budget gets tight, I'd rather cut back on a fancy finish than on the base, because nobody sees the base on day one, but it's what decides how the slab looks years from now.
The other thing we see a lot here is concrete that has to fit something else, like a driveway that climbs from the street or a pool deck that meets the edge of the pool. We check where the water runs before we set a single form, because a slab that falls toward the house or the pool can't be fixed without tearing it out.
How a concrete job runs when you call us in Westlake Village
From your first call to the final walk-through, here's who you'll deal with and what happens at each stage of a Westlake Village job.
Call us or send the form
Call (805) 261-5009 or send the form with a few lines about what you're seeing, whether that's cracks, sinking or water pooling. We'll set a time for me to come out and look.
I come out and look
I walk the slab and the yard myself and ask a lot of questions, and it helps if you're home to show me where the water goes. You get a written estimate that shows what's driving the price, so you can compare it line for line.
We handle permits and prep
Once you say go, we sort out any permit with you, and on a County building or grading permit, City and County staff review it at the same time, so we schedule around that. Then the crew digs out, packs the base and sets the forms.
Pour, cure and final walk-through
Our crew lead runs the work day to day, and I stop by at the steps that matter most, like the base before the pour and the joints after. When we're done, we clean up and tell you how long to stay off the new concrete while it cures.
Questions about concrete work in Westlake Village
How do I apply for a building permit for concrete work in Westlake Village?
You apply online through LA County's EPIC-LA permit system, which is where the County handles plan check for Westlake Village. The County's Building and Safety office is in Calabasas, but most business can be done online. If we pull the permit as your contractor, we handle the application.
How do I get a Zoning Clearance for a new patio in Westlake Village?
You apply online, because the City only accepts the Residential Zoning Clearance through its online application page. A Zoning Clearance is a quick administrative sign-off that your plan fits the City's zoning rules, and patios, decks and pools are on the list of work it covers. I'll tell you at the estimate whether your patio or pool deck looks like it needs one.
Can a contractor split my concrete job into smaller contracts so they don't need a license in California?
No, state rules don't let a larger project be broken into pieces under that $1,000 line to dodge the license requirement. A contractor who offers to do it is a good reason to keep looking. We're licensed and insured, so it isn't a question on our jobs.
Do I have to recycle old concrete when I rebuild a pool in Westlake Village?
Yes, the City requires construction and demolition debris recycling when an existing pool is torn out and rebuilt, and when a new pool goes in. The same goes for building additions and grading that hauls soil off site, and those projects file a plan before work starts and a report after. We keep broken-out concrete separate for recycling and can help you with the plan and the report.
Where can I find old permit records for my house in Westlake Village?
LA County keeps them, so ask the County, not City Hall, for old building permits, plans and certificates of occupancy. They're worth finding before a foundation or slab job, because old plans can show what's under the house before we start cutting.
How much does a new concrete driveway cost in Westlake Village?
There's no honest single number until I've seen your driveway, because its size, how thick it needs to be and whether the old one has to be broken out and hauled away move the price more than anything else. Rebar, the steel that holds the slab together if it does crack, along with tight truck access and a stamped or colored finish instead of a plain broom finish, the light texture that keeps it from getting slick, all add to it. Your written estimate lists each of those for your driveway.
Simi Valley, CA
Get your Westlake Village concrete job priced
Call (805) 261-5009 or send the form early, so I can see your site while the slope and size are still easy to change.