Concrete Repair & Replacement
Fix damaged concrete before small problems become expensive replacements.
Common Concrete Problems We Fix
Concrete is incredibly durable, but it is not indestructible. Over time, various factors can cause damage that affects both appearance and safety. At Marblecrest Burien Concrete, we have seen and repaired every type of concrete problem. Recognizing damage early and addressing it promptly saves you money by preventing more extensive repairs later.
Cracks represent the most common concrete issue. They develop for many reasons including settling foundations, improper installation, temperature changes, or excessive loads. Small hairline cracks might seem harmless, but they allow water to penetrate and cause further damage through freeze-thaw cycles. Larger structural cracks indicate more serious problems that need professional evaluation and repair.
Settling and sinking occur when the soil beneath concrete loses support. You might notice uneven surfaces, gaps between concrete and structures, or trip hazards where sections have settled at different rates. Water erosion, poor compaction during installation, or changes in soil moisture all contribute to settling. This problem worsens over time if left unaddressed and can eventually require complete replacement if the settling becomes severe.
Surface deterioration shows up as spalling, scaling, or pitting. Spalling causes pieces of the surface to flake or chip away. Scaling creates a rough, pitted appearance. These problems often result from improper finishing, insufficient curing, or exposure to de-icing chemicals. Once surface deterioration starts, it accelerates as more surface area becomes exposed to moisture and weather.
Repair Options and Techniques
The right repair method depends on the type and extent of damage. We evaluate your concrete carefully and recommend the most effective and economical solution. Sometimes simple repairs work perfectly. Other times, complete replacement makes more sense in the long run.
Crack Repair Methods
For small non-structural cracks, we use flexible sealants that move with the concrete and prevent water infiltration. Wider cracks may need routing and sealing with specialized materials. Structural cracks require more intensive repairs including epoxy injection or carbon fiber reinforcement. We determine whether cracks are active (still moving) or dormant, which affects the repair strategy. Active cracks need flexible repairs while dormant cracks can receive rigid repairs.
- Epoxy injection for structural crack stabilization
- Routing and sealing for surface crack protection
- Carbon fiber reinforcement for serious structural issues
- Flexible sealants for non-structural cosmetic repairs
- Full depth patching for severely damaged areas
Surface Restoration
When concrete surface deteriorates but the underlying structure remains sound, we can restore the surface without full replacement. Resurfacing products bond to existing concrete and create a new wear surface. We can match colors and textures, or completely change the appearance with decorative finishes. This approach costs much less than removal and replacement while extending the life of your concrete by many years.
When to Repair vs Replace
This is often the biggest question homeowners face when dealing with damaged concrete. Repairs cost less upfront but might not be the best long-term solution for severely damaged concrete. Replacement costs more initially but provides a fresh start that should last decades. We give you honest advice about which option makes sense for your situation.
Generally, repair makes sense when damage is limited to specific areas, the underlying structure remains sound, and the concrete is relatively young. If your driveway or patio has a few cracks or small settled sections but most of it remains in good condition, targeted repairs extend its life economically. Surface problems like spalling or discoloration are perfect candidates for repair when the structure underneath is solid.
Replacement becomes the better choice when damage is widespread, structural integrity is compromised, or the concrete is already near the end of its service life. If more than 30 percent of the surface shows significant damage, replacement often costs less than extensive repairs. Severe settling, multiple large cracks, or exposed rebar all indicate replacement is likely needed. When concrete is already 25 to 30 years old with moderate damage, replacement makes more financial sense than repairing aging concrete that will continue developing new problems.
We provide honest assessments and detailed cost comparisons for both options. Sometimes the decision is clear cut, but often it comes down to your budget, how long you plan to stay in your home, and your tolerance for ongoing maintenance. We want you to make an informed decision that serves your best interests, not just the option that generates more revenue for us.