Concrete around a house fails in predictable ways here: driveways crack from roots and settling, pool decks get hot and chalky, and patios hold water against the wall. This page is for homeowners deciding whether to repair, resurface or replace, and what that means for parking, the pool and the HOA. Our main concrete restoration page explains repair systems, spalling and the coastal conditions behind them. Condo associations and building managers should see commercial concrete restoration. J. Perry & Sons is a licensed Florida general contractor serving Broward, Palm Beach and Miami-Dade, and we pull the permit when the work needs one.
What Residential Concrete Work Costs
These are the jobs homeowners ask us about most, priced at the same unit rates as our concrete and pool deck pages.
| Home project | What's involved | Installed range |
|---|---|---|
| Replace a cracked concrete driveway | Remove, haul, base, forms, steel or mesh, pour, broom finish | $12–$20 per sq ft |
| Remove an old slab or walkway only | Saw-cut, break, haul away | $8–$16 per sq ft |
| Resurface a worn pool deck | Repairs, then cool-deck, spray texture or coating | $8–$15 per sq ft |
| New pool deck, formed and poured | Forms, steel, pour, finish | $12–$17 per sq ft |
| Stamped concrete pool deck or patio | Pour, color, pattern, seal | $18–$25 per sq ft |
| Extend the deck or patio | Tie-in dowels, forms, pour | $16–$23 per sq ft |
| Add cool-deck texture to new concrete | Sprayed and knocked-down texture | add $4.50–$7 per sq ft |
A driveway extension in concrete runs the same $12–$20 per sq ft as a replacement. If you're weighing pavers instead, compare on our residential pavers page.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of the slab with something for scale and we'll reply with a range the same day.
Repair, Resurface or Replace: Choosing for Your Home
Repair fits a sound slab with a few cracks or a chipped edge. It's the least expensive option, but patches rarely match the color of old concrete.
Resurface fits a slab that is structurally sound but worn, stained or uncomfortable to walk on. On pool decks this is the most common choice: we repair cracks, then apply a cool-deck or spray texture that stays cooler underfoot. Resurfacing doesn't fix a slab that is sinking, heaving or broken into pieces. Our pool deck resurfacing page goes into textures and colors.
Replace fits a slab that has settled, is lifted by roots, holds water against the house or has cracks wider than a coin that keep growing. A new driveway also lets you fix slope and drainage, widen the apron or add an extension in the same pour.
A good rule: if more than a third of the slab needs repair, replacement usually costs less over the next ten years.
HOA Approval and the Permits We Pull
Most HOAs want architectural approval for a new driveway, a driveway extension, a color change or a stamped pattern, since all are visible from the street. Plain resurfacing of a pool deck behind the house usually just needs a color on file. Your application typically asks for a site sketch, the finish and the color; we draw the sketch and supply product data.
Driveway replacement and extensions usually need a city permit, and the section of apron in the public right-of-way can need a separate engineering permit. New pool deck concrete often needs one too. Resurfacing generally doesn't. When a permit applies, we pull it, schedule the inspections and keep the job on hold until each one passes.
Living at Home During Concrete Work
The big change is parking. A new driveway is out of use for about seven days before cars go back on it, so plan street or guest parking, and check whether your HOA allows overnight street parking. Foot traffic is fine after a day or two.
For pool decks, the pool stays usable during most resurfacing work, but the deck itself is closed while coatings cure, and we keep a barrier at the doors so kids and pets don't walk through a wet surface. Sprinklers that hit the slab need to be off for a few days. Expect noise from saws and jackhammers on removal day.
Week-by-Week Timeline for a Concrete Driveway or Pool Deck
- Two to four weeks before: estimate visit, HOA application, permit submitted, color and finish chosen.
- Week 1: removal and haul-away, grading and compaction, forms and steel, inspection if required, pour and finish. Control joints cut the same or next day.
- Week 2: curing. Walk on it after a day or two, drive on it after about seven days. For pool deck resurfacing, repairs, primer and texture coats go on over two to four days, then sealer.
- End of week 2: forms pulled, edges backfilled, final walkthrough.
Rain can delay a pour or a coating by a day or two; we don't pour into a storm.
Five Concrete Mistakes Homeowners Make
- Resurfacing a slab that is still moving. A new coating over a heaving or settling slab cracks in the same spots.
- Ignoring drainage. Concrete that slopes toward the house or the pool beam causes bigger problems than a crack.
- Choosing a dark pool deck color. Dark textures get hot in July. Light colors stay far more comfortable barefoot.
- Driving on a new driveway too early. Wait the full week, longer for heavy trucks.
- Leaving tree roots in place. If a root lifted the old slab, it will lift the new one unless it's addressed.
What to Prepare and What the Estimate Visit Covers
Know where your property line and sprinkler heads are, whether the HOA has driveway or color rules, and how long you can manage without the driveway or pool deck. Photos of any area that floods after rain are useful.
At the visit we measure, look at cracks, settlement and tree roots, check slope and where water goes, tap pool deck surfaces for hollow spots and talk through repair, resurface or replace. The written estimate lists removal, base, steel, pour, finish, texture, sealer and permits separately. Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Residential Concrete by City
Our city pages for hardscape cover driveway and pool deck work in each area:
- Driveways and pool decks in Weston
- Driveways and pool decks in Parkland
- Driveways and pool decks in Boca Raton
- Driveways and pool decks in Wellington
- Driveways and pool decks in Pembroke Pines
- Driveways and pool decks in Davie
- Driveways and pool decks in Jupiter
Planning guides: Concrete driveway replacement cost · Pool deck resurfacing cost · Pool deck repair vs resurface vs replace
The main concrete restoration page covers repair systems; commercial concrete restoration covers condos and buildings.
Residential Concrete — FAQ
How much does it cost to replace a concrete driveway? $12–$20 per sq ft, including removal, base, steel, pour and finish. Permits and any apron work in the right-of-way are listed on the estimate.
Can my pool deck be resurfaced instead of replaced? Yes, if the slab is sound. Resurfacing runs $8–$15 per sq ft; a deck that is sinking or broken needs replacement.
How long before I can park on a new driveway? About seven days. You can walk on it after a day or two.
Does my HOA have to approve a new driveway? In most communities, yes, especially for color, stamped patterns or a wider footprint. We prepare the sketch and product data.
Can you fix cracks in my driveway without replacing it? Cracks in a stable slab can be routed and sealed. Cracks that are widening or have one side higher than the other point to replacement.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. After a visit to check slope, cracks and roots, we send a written estimate, typically within 24–48 hours.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.