How to Choose a Sidewalk Repair Contractor: The Bay Area Property Owner’s Protection Guide

🚨 Real Bay Area Contractor Disasters We’ve Seen:

The Unlicensed Contractor Problem:

Oakland HOA hired “affordable” sidewalk contractor for $8,500.

• Work completed, looked acceptable initially
• Resident tripped 3 months later, filed $75,000 claim
• HOA insurance denied claim – contractor wasn’t licensed/insured
• HOA sued contractor – business dissolved, owner disappeared
• HOA members assessed $85,000 to cover settlement + legal fees
• Total cost: 10X the original “savings” from choosing cheap contractor

The Permit Dodge Problem:

San Francisco property owner hired contractor who “saves money by skipping permits.”

• $12,000 sidewalk replacement completed without permits
• Refinancing appraisal 18 months later discovered unpermitted work
• Lender required permits or removal of improvement
• DPW required complete removal and proper replacement
• Second contractor charged $18,000 (premium for fixing mistakes)
• Refinancing delayed 4 months, costing 2% higher rate
• Total cost: $30,000 + higher mortgage rate for unpermitted work

The Protected Tree Problem:

Burlingame homeowner’s contractor “dealt with” root-heaved sidewalk.

• Contractor cut major roots without Urban Forestry permit
• Protected oak tree died within 6 months
• City fined homeowner $2,800 per inch diameter ($11,200 total)
• Removed dead tree cost $3,500
• New tree + 5-year establishment monitoring: $4,200
• Original sidewalk work: $6,500
• Total cost: $25,400 for problem contractor “solved” for $6,500

✅ Requirement #1: Active California Contractor’s License

What You Need:

• C-8 Concrete Contractor license or appropriate specialty classification
• Active status (not expired, suspended, or revoked)
• Good standing with Contractors State License Board

How to Verify:

• Check CSLB website: www.cslb.ca.gov/OnlineServices/CheckLicenseII
• Enter license number (should be on all bids/contracts)
• Verify classification matches work scope
• Check for complaints, disciplinary actions, bond claims

Red Flags:

• “License is pending” or “Getting licensed soon”
• “Don’t worry about the license for small jobs”
• Provides license number that doesn’t match business name
• License expired or shows disciplinary actions

Why it matters: Unlicensed contractors void your insurance coverage, leave you liable for worker injuries, and can’t be held accountable through official channels. California law prohibits unlicensed contractors from even filing liens or lawsuits to collect payment – but you can’t sue them either.

✅ Requirement #2: Adequate Insurance Coverage

Minimum Required Coverage:

• General Liability: $1 million per occurrence minimum
• Workers’ Compensation: Required if contractor has employees
• Automobile Liability: For equipment/vehicle operation

How to Verify:

• Request Certificate of Insurance (COI) naming you as additional insured
• Verify COI is current (check expiration dates)
• Call insurance company to confirm policy is active (number on COI)
• Verify coverage amounts meet your requirements

Red Flags:

• “Insurance is expensive, I pass savings to you”
• “My insurance is through my truck” (inadequate coverage)
• Provides COI that’s expired or nearly expired
• Can’t provide COI within 48 hours of request

Why it matters: Without proper insurance, YOU become liable for injuries to workers, damage to adjacent properties, and harm to bystanders. Your homeowner’s/property insurance specifically excludes contractor work performed by uninsured operators.

✅ Requirement #3: Bonding and Financial Stability

What You Need:

• Contractor’s bond: $25,000 minimum (required by law)
• Payment bond: For large commercial projects
• Performance bond: For municipal or institutional work

How to Verify:

• License bond verified through CSLB license lookup
• Request proof of additional bonding for large projects
• Check business credit if project exceeds $50,000

Why it matters:

Bonds provide recourse if contractor abandons job, doesn’t pay subcontractors/suppliers, or fails to correct defective work. The license bond protects against violations of contracting laws.

✅ Requirement #4: Local Permit Knowledge and Compliance

What Qualified Contractors Know:

• San Francisco: DPW procedures, protected tree rules, historic district requirements
• Oakland: Property transfer compliance, seismic requirements, CEQA when applicable
• Burlingame: HOA approval processes, Peninsula aesthetic standards

Test Questions to Ask:

• “What permits are required for this work in [city]?”
• “What’s the typical timeline for permit approval here?”
• “Who’s responsible for permit fees – you or me?”
• “Have you worked in this city before? Recent projects?”

Red Flags:

• “Permits aren’t needed for this” (usually wrong)
• “We’ll just start and apply later if needed”
• “I know a guy at the permit office” (implies improper shortcuts)
• Can’t explain specific local requirements

✅ Requirement #5: Bay Area Experience and Local References

Why Local Experience Matters:

• Soil conditions: Bay mud, expansive clay, fill areas require specific approaches
• Seismic standards: Earthquake zone requirements differ from other regions
• Tree species knowledge: Redwoods, oaks behave differently than non-native trees
• Coastal exposure: Salt air affects material selection and durability

How to Verify:

• Request 5-10 local references from past 2 years
• Ask for addresses – drive by to see results
• Check Google reviews (but verify they’re authentic)
• Search Yelp, Better Business Bureau, contractor review sites

Questions for References:

• “Did work stay on schedule and budget?”
• “How did they handle unexpected issues?”
• “Would you hire them again?”
• “Any surprises or problems after completion?”

✅ Requirement #6: Written Contracts with Detailed Specifications

Essential Contract Elements:

• Detailed scope of work: Specific methods, materials, dimensions
• Timeline with milestones: Start date, completion date, payment schedule
• Total cost breakdown: Materials, labor, permits, fees
• Payment terms: Deposit limits (10% max by law), progress payments tied to milestones
• Change order procedures: How additional work is priced and approved
• Warranty terms: What’s covered, for how long, remedy process
• Cleanup and restoration: Who’s responsible for what

Red Flags:

• “We can just do a handshake deal”
• Large upfront deposits (over 10% or $1,000, whichever is less)
• Cash-only payment requests
• Vague specifications (“repair sidewalk as needed”)
• No warranty or “lifetime warranty” without specifics

✅ Requirement #7: Realistic Timeline and Availability

Warning Signs of Problems:

• Can start immediately: Quality contractors are usually booked 2-6 weeks out
• Unrealistic completion times: “We’ll be done tomorrow” for complex work
• No specific schedule: “We’ll fit you in when available”
• Pressure to start NOW: “This price only good if we start today”

Realistic Bay Area Timelines:

• Small repairs (under 500 sqft): 1-3 days work, 2-4 weeks from contract to start
• Medium projects (500-2000 sqft): 3-7 days work, 3-6 weeks including permits
• Large projects (over 2000 sqft): 1-3 weeks work, 2-4 months including permits

📋 Your Contractor Interview Checklist

Licensing & Insurance Questions:

• What’s your contractor license number and classification?
• Can you provide current Certificate of Insurance within 48 hours?
• Do you have workers’ compensation coverage?
• Will you add me as additional insured on your policy?

Experience & Expertise Questions:

• How many years have you worked specifically in [San Francisco/Oakland/Burlingame]?
• How many sidewalk projects did you complete in past 12 months?
• What percentage of your work is concrete vs. other trades?
• Can you provide 5 local references I can contact?
• Do you specialize in any particular repair method?

Process & Methodology Questions:

• What’s causing my specific sidewalk problem? (tests diagnostic skill)
• Why are you recommending this method vs. alternatives?
• What are the limitations or downsides of your approach?
• How long will this repair actually last in Bay Area conditions?
• What could go wrong, and how would you handle it?

Permitting & Compliance Questions:

• What permits are required for this work?
• Who applies for and pays for permits?
• What’s the permit approval timeline?
• Are there any tree protection requirements?
• Does this meet ADA compliance standards?

Pricing & Payment Questions:

• Can you provide itemized pricing breakdown?
• What’s included vs. additional charges?
• What’s your payment schedule?
• How do you handle change orders?
• What warranty do you provide?

Project Management Questions:

• Who will actually be on-site doing the work?
• Do you subcontract any portion of this work?
• What’s the realistic start-to-completion timeline?
• How do you handle scheduling delays (weather, permits, etc.)?
• Who’s my contact person during the project?

🚩 STOP – Do Not Hire If You See These:

Critical Red Flags:

• ❌ No contractor license or expired/suspended license
• ❌ Can’t provide proof of insurance within 48 hours
• ❌ Demands large upfront payment (over 10% or $1,000)
• ❌ Only accepts cash payments
• ❌ Pressures you to sign immediately
• ❌ Won’t provide written contract
• ❌ No physical business address (PO Box only)
• ❌ Solicited door-to-door offering “deals”

Serious Warning Signs:

• ⚠️ Significant price undercutting (30%+ below other bids)
• ⚠️ Can’t explain why recommending specific method
• ⚠️ Dismissive of ADA compliance requirements
• ⚠️ Suggests skipping permits to “save time/money”
• ⚠️ No local references or won’t provide them
• ⚠️ Vague timeline (“couple weeks, give or take”)
• ⚠️ Poor communication (days to return calls/emails)
• ⚠️ Defensive when asked about credentials

Bid Comparison Framework

Scoring example: A contractor with perfect qualifications (30 points) but pricing 40% above market (10 points) might score 75/100. A contractor with good qualifications (24 points) and fair pricing (18 points) scores 86/100 – better value despite higher price.

⚠️ Mid-Project Red Flags:

• Different crew shows up: Subcontracting without disclosure
• Requests for more money before completing agreed scope: Poor project planning or bait-and-switch
• Major deviations from plan without discussion: Lack of project management
• Sloppy job site: Debris everywhere, no dust control, damaged landscaping
• Unresponsive to questions/concerns: Communication breakdown
• Rushing through work: Suggests juggling too many projects

✅ Our Credentials & Qualifications:

Licensing & Insurance:

• Active California C-8 Concrete Contractor license since 1992
• $2 million general liability coverage (2X minimum requirements)
• Workers’ compensation for all employees
• Bonding exceeding state minimums
• Will provide COI naming you as additional insured within 24 hours

Bay Area Expertise:

• 30+ years exclusively serving San Francisco, Oakland, Burlingame
• Developed FSS technology specifically for Northern California conditions (1992)
• Seven patents protecting our innovations
• Hundreds of local references across residential, commercial, municipal clients
• Deep relationships with SF DPW, Oakland permits, Burlingame planning

Technical Superiority:

• Patented FSS horizontal cutting eliminates 100% of trip hazards
• $45,000+ specialized equipment investment per truck
• 99%+ dust capture compliance with BAAQMD regulations
• ADA compliance guaranteed with detailed documentation
• 15-20 year durability backed by three decades of completed projects

Business Practices:

• Written, itemized proposals standard for all projects
• Realistic timelines with milestone-based payments
• Clear warranty terms explaining coverage and remedies
• Responsive communication (calls returned within 4 hours during business)
• Honest assessment even if it means referring you elsewhere

Schedule Your Free Assessment & Contractor Evaluation

Let us prove we meet the standards outlined in this guide:

• ✅ Verify our credentials through official channels
• ✅ Review our detailed written proposal
• ✅ Contact our references and visit completed projects
• ✅ Compare our methodology to alternatives
• ✅ Get honest assessment even if we’re not the right fit

Call [PHONE] or request assessment online.

Serving San Francisco, Oakland, Burlingame since 1992 with patented FSS technology.