Concrete
Concrete flatwork includes your driveway, sidewalks, patio, and garage floor. Understanding how concrete behaves and providing proper maintenance helps prevent damage and extends the life of these surfaces.
Cracking is a natural characteristic of concrete. A 10-foot slab shrinks approximately 5/8 inch as it cures, often resulting in cracks. Seal cracks promptly to prevent further damage.
How It Works
Concrete flatwork in your home includes:
- Driveway - Designed for conventional residential vehicles
- Sidewalks - Pedestrian walkways
- Patio - Outdoor living space
- Garage floor - Interior slab
Most concrete slabs are "floating" - not attached to the home's foundation. This allows for natural movement due to:
- Freeze/thaw cycles
- Soil expansion and contraction
- Temperature changes
- Curing shrinkage
Routine Maintenance
| Task | Frequency | Time Required |
|---|---|---|
| Sweep concrete surfaces | Weekly | 10 minutes |
| Inspect for cracks | Monthly | 10 minutes |
| Seal cracks with concrete caulk | As needed | 30 minutes |
| Remove snow and ice | After storms | Varies |
| Clean stains | As needed | 30 minutes |
Sealing Cracks (Important!)
As cracks occur, seal them promptly with waterproof concrete caulk (available at hardware stores). This prevents:
- Moisture from penetrating to soil beneath
- Frost heaving in winter
- Additional cracking from moisture damage
Expansion joints: If moisture lifts expansion joints, fill the resulting gap with concrete and silicone sealant or caulk.
Cleaning Concrete
Do:
- Sweep regularly to keep exterior concrete clean
- Wash when temperatures are moderate
- Use plain water and washing soda on unpainted concrete
- Apply concrete sealer to help keep floors clean
Don't:
- Wash with cold water when sun has been shining on hot concrete (temperature shock damages surface)
- Repeatedly hose garage floors (water penetrating cracks increases soil movement)
- Use soap on unpainted concrete
Troubleshooting
Common Concrete Issues
| Problem | Cause | Solution |
|---|---|---|
| Hairline cracks | Normal shrinkage | Monitor; seal if they widen |
| Larger cracks | Settlement, freeze/thaw | Seal with concrete caulk |
| Spalling (chipping) | Chemicals, freeze/thaw | Repair compound; avoid chemicals |
| Settling | Soil movement | Contact Classic if >2" in first year |
| Heaving | Frost, expansive soil | Contact Classic if >2" in first year |
| Staining | Oil, chemicals | Clean promptly; use degreaser |
Protecting from Heavy Vehicles
Concrete drives are designed for conventional residential vehicles only.
Do not allow on your driveway:
- Moving vans
- Large delivery trucks
- Commercial or heavy vehicles
- Landscaping equipment during installation
Damage from vehicles or equipment is not covered under warranty.
Ice, Snow, and Chemical Protection
Ice and snow:
- Remove promptly after storms
- Driving or parking on snow creates ice that magnifies damage
- Use caution when shoveling to avoid surface damage
- Use plastic shovels rather than metal
Avoid these on concrete:
- Deicing agents (road salt, ice melt products)
- Pet urine
- Fertilizers
- Radiator overflow
All of these can cause spalling/delamination (chipping of the surface).
What to Avoid
- Don't use deicing chemicals - Causes spalling and surface damage
- Don't allow heavy vehicles on driveway - Designed for residential vehicles only
- Don't leave snow/ice on concrete - Increases freeze damage
- Don't ignore cracks - Seal promptly to prevent worsening
- Don't repeatedly hose garage floor - Water increases soil movement
- Don't apply cold water to hot concrete - Temperature shock damages surface bond
Homeowner-Installed Concrete
If you add concrete after closing:
- Test to ensure soil is properly compacted
- Ensure new concrete doesn't negatively impact original drainage
- You assume full responsibility for homeowner-installed concrete
Floating Slabs Explained
Concrete slabs (except select porches and patios) are "floating" - not attached to the foundation walls. Because of this, Classic Homes installs:
- Flexible collars around furnace plenums
- Flexible gas and water line connections
- Slip joints in drain lines
- Stairs that rest on (not attached to) the floor
- Separated support pads under I-beams
Movement is expected. Follow the maintenance guidelines in Special Publications 43, "A Guide to Swelling Soils for Colorado Homebuyers and Homeowners" provided with your purchase contract.
Related Topics
- Decks - Adjacent outdoor surfaces
- Caulking - Sealing concrete cracks
- Condensation - Moisture management
Warranty Coverage: See Concrete Flatwork Standards for coverage periods and exclusions.