Concrete contractor in Westlake Village, CA - driveways and patios built on a solid base
J&S Camarillo Concrete is a concrete contractor pouring driveways, patios, pool decks, steps and foundations for homeowners in Westlake Village, CA. I come out to see each job myself and lead the crew that builds it.
- Fully licensed and insured.
- Free estimates at your property.
- We reply within 1 business day.
Westlake Village homes and the concrete around them
Westlake Village sits on the Los Angeles County side of the line, right next to Thousand Oaks and Agoura Hills, and the calls we get here usually come from homeowners in settled neighborhoods where the driveways, walks and backyards have been in place for a good many years. Most of the work is flatwork, which is our word for anything poured flat, like driveways, patios, walkways and pool decks. We also build steps, footings for backyard structures and the occasional foundation for an addition.
Lots here tend to be built out, with landscaping, pools and fences close to the work. A lot of our planning goes into getting the old concrete out and the new concrete in without tearing up the yard around it.
Concrete services for Westlake Village homes
Concrete driveway building
When an older driveway has cracked or sunk by the garage, we tear it out, pack a new base and pour a slab that drains toward the street.
Concrete patio construction
Backyards here see a lot of use, so we pour patios that run water away from the house and hold up under furniture, grills and a fire pit.
Stamped concrete services
Stamped concrete gives a patio or entry the look of stone or brick in one pour, which suits homeowners here who want texture without setting pavers by hand.
Concrete sidewalk building
Front walks and side-yard paths that have heaved or split become a trip hazard, so we replace them with a broom finish, a light texture that grips underfoot.
Garage floor concrete
A garage floor with oil stains, cracks or a low spot where water sits can be replaced with a new slab that drains out the door.
Decorative concrete
Colored concrete, exposed aggregate and custom borders let a driveway or patio match the house, and we talk through upkeep before you pick one.
Concrete retaining walls
Where a yard steps up or down, a concrete retaining wall holds the soil back, and we build it on footings with steel inside and drainage behind it.
Concrete floor installation
For a new room, workshop or outbuilding, we pour interior concrete floors that are flat and level, ready for tile, wood or a sealed finish.
Concrete pool decks
Many homes here have a pool, and the deck around it needs a surface that stays grippy when wet and slopes water away from the pool and the house.
Concrete steps construction
Front steps that have cracked, settled or pulled away from the porch get torn out and re-formed with steel inside, so each rise comes out even.
Slab foundation building
A slab foundation for a room addition, garage or ADU starts with a packed base and rebar, the steel that holds the concrete together as it moves.
Foundation installation
When you add on to the house or build a detached structure, we form and pour the foundation to the drawings the permit was issued on.
Concrete parking lot building
Small offices and shared driveways here need concrete that takes steady traffic, so we pour thicker slabs with steel and drainage planned before the pour.
Concrete footings
Patio covers, pergolas, block walls and outdoor kitchens all need footings, the concrete pads underneath that carry the weight down to firm ground.
Foundation raising
If a corner of the house has dropped, doors stick or cracks run up the walls, we look at the foundation and talk through raising it back.
Concrete cutting
We saw-cut concrete to take out a damaged section, make room for a new drain, or add control joints, the grooves that tell a slab where to crack.
Get a free written estimate for your Westlake Village job
Send the form and we'll reply within one business day to set a time. I'll come out to see the job myself, and the written estimate is free, with no obligation.
(805) 586-6003- estimates@concretecamarillo.com
- Based in
- Camarillo, CA 93010
- Hours
- Mon–Sun: 7 AM–11 PM
How permits work for concrete jobs in Westlake Village
Westlake Village contracts with Los Angeles County for all 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 them side by side. Patios, pools, spas and fire pit or barbecue structures go to the city's Planning Department for a Zoning Clearance, a short sign-off that the plan fits the city's zoning, and the city takes residential ones online only. That review has to clear before we can set a pour date. When a job needs a permit, we handle the paperwork and plan the schedule around it, and if you'd rather pull it yourself, I'll walk you through what they'll ask for. The city doesn't require a business license, though the county licenses certain kinds of businesses, so the license to check on any contractor is the state one from the Contractors State License Board. We're fully licensed and insured.
We're based in Camarillo, and Westlake Village is a regular drive for our crew. What moves the price is mostly the size of the slab, how much old concrete we break out and haul away, how deep we have to dig for a solid base, and the finish you choose. The schedule turns on the permit review and on giving the concrete time to cure, the slow hardening that gives it strength, before you use it. If a budget has to come down, I'd trim the finish before the base, because the base is buried on day one and it's the part you can't fix later without tearing the whole slab out. Your written estimate shows where each of those lands for your job.
What wears out concrete on Westlake Village properties
Most of the cracked, sinking or uneven slabs we look at here failed from underneath. The subgrade, the soil and gravel the slab sits on, was often raked flat instead of dug out and packed, so it settled and took the concrete with it, and the joints were cut late or skipped, so the cracks went wherever they wanted. When we replace a slab, we dig to firm ground, pack the base in layers, check where the water runs so nothing falls back toward the house, and cut the control joints on time. Concrete can still crack, but when the base is right and the joints go in on time, the cracks usually stay thin and follow the lines we picked.
Backyards here get used hard, with pool decks, patios and steps that take foot traffic, water and weight. We pour early in the day instead of at midday, because concrete that dries too fast in the heat ends up with a weak, dusty top, and on a pool deck that's the surface bare feet are on.
What happens after you call us about a Westlake Village job
Here's how a job runs from your first call to the walk-through at the end, so you know who you'll talk to and when.
Call or send the form
You reach us at (805) 586-6003 or through the form, and we set a time for me to come out. It helps if you're home for the visit so you can show me what's bothering you.
Site visit and written estimate
I look at the site, take measurements and listen to what you have in mind, including what's under the old slab if we're replacing one. You get a written estimate that spells out what's included and what isn't, so you can see exactly what you're paying for.
Sort out permits, pick dates
If the job needs a Zoning Clearance from the city or a permit from the county, we sort that out together first, because the review has to clear before we can set a pour date. Once it's approved, we pick days that work for you.
Build, cure and walk through
Our crew builds to the plan we agreed on, and the concrete needs time to cure before you walk on it and longer before you drive on it. When it's done, I walk the finished work with you and go over how to care for it.
Questions about concrete work in Westlake Village
How do I apply for a building permit in Westlake Village?
You apply online through EPIC-LA, the county's permit system, not at City Hall. The county's Building and Safety office is in Calabasas, but most permit business can be done online. If we're doing the job, we take care of this part for you.
When does a contractor need a state license in California?
A contractor needs a California license when the job needs a building permit, uses hired workers, or when the labor and materials together come to $1,000 or more. A larger job can't be split into smaller contracts to stay under $1,000, so a driveway or patio that adds up to that amount falls under the rule.
How much does a new concrete driveway or patio cost in Westlake Village?
The cost comes mostly from the size, the tear-out and the base work covered above, and then from the finish, since stamped or colored concrete takes more labor than a plain broom finish. A backyard the concrete truck can't reach means pumping or wheeling the concrete in, which adds to it too. I'll give you a written figure after I've seen the site.
How much of a down payment can a contractor ask for in California?
A contractor can't ask for or take a down payment of more than $1,000 on a home improvement job, and on a smaller contract the cap is a set percentage of the price instead, whichever comes out lower. The state licensing board says every other payment has to be listed in the contract and tied to work done or materials delivered.
How do I find old building permits for my house in Westlake Village?
You get them from Los Angeles County, not City Hall, because the county keeps all building and safety records for Westlake Village, including permits, plans and certificates of occupancy. If you have old plans before an addition or foundation job, I'm glad to look them over with you.
Does Westlake Village require recycling concrete debris from a pool or addition?
Yes, for some projects. New pools, tearing out and rebuilding an existing pool, building additions and grading that hauls soil off the property have to recycle their construction and demolition debris and file paperwork before and after the work. If your pool deck is part of a pool rebuild, we plan the haul-off with that in mind.
Camarillo, CA
Book an estimate for your Westlake Village slab
A question asked before the pour costs nothing, so call (805) 586-6003 or send the form and we'll talk it through at your place.