Question 1

How much does concrete flatwork cost in Montclair, NJ?

Accepted Answer

Plain concrete flatwork in the Montclair area typically runs $8 to $15 per square foot installed, with the actual number depending on site access, subbase conditions, job size, and finish. Driveway aprons are at the higher end because the Township requires 6-inch thickness in the right-of-way. Stoops and steps are priced as custom work given the variability in design, grade, and what is directly adjacent to existing masonry or stonework. Decorative or stamped concrete runs $15 to $28 per square foot or more depending on the pattern. Every site is different — the only accurate number is the one that comes from walking your property. Call (973) 592-9369 for a free estimate.

Question 2

Does replacing a concrete sidewalk or driveway apron in Montclair require a permit?

Accepted Answer

Yes. Sidewalk panels and driveway aprons sit within the Township right-of-way, and any replacement or new installation requires a permit from Montclair's Engineering Division before work begins. The Township spec requires sidewalks to be at least 4 feet wide and 4 inches thick, with the apron section brought to 6 inches where a vehicle crosses. The work is inspected, and sections that do not meet spec can require removal. We pull permits as a standard part of every sidewalk and apron project in Montclair and manage the inspection scheduling — the homeowner should not have to track that process independently. If your property is in a historic landmark district, the Historic Preservation Commission may also need to approve exterior changes before work can start.

Question 3

Why is the concrete on my Montclair stoop or driveway apron flaking and pitting?

Accepted Answer

Surface scaling and pitting on exterior concrete in Montclair is almost always caused by two things working together: concrete that was not air-entrained at the time it was poured, and repeated exposure to de-icing salt and freeze-thaw cycles. Concrete without adequate air entrainment cannot flex when the water trapped in its pores freezes and expands, so the surface delaminates from the top down. Salt accelerates that process significantly. There is no patch that reverses this damage permanently — once scaling begins across a wide area, replacement with properly specified mix is the correct long-term fix. We use 4,000 to 4,500 PSI air-entrained concrete on all exterior flatwork for exactly this reason. If your surface is pitting but the underlying slab is still structurally sound, we will tell you that during the estimate rather than recommend replacement you do not need yet.