Concrete & Sidewalk Repair in Los Angeles

Cracked, sunken or root-lifted concrete, and the public sidewalk in front of your home. Repair options, when replacing beats repairing, who is responsible for the sidewalk, and how the City of LA's sidewalk rebate works.

Repair or replace?

The right fix depends on why the concrete failed. Hairline cracks on a slab that is still level are mostly cosmetic and can often be sealed. Sections that have sunk can sometimes be lifted. Slabs that are broken into pieces, heaved by roots, or failing because the base washed out usually need to be removed and poured again; a patch over a bad base tends to fail again.

Common repair options

• Crack sealing or caulking: the smallest repair, for cracks in a slab that is still level and sound. (HomeGuide)
• Grinding a trip edge: for a small lip between two panels, grinding can bring the edge down. (HomeGuide)
• Lifting a sunken panel (mudjacking or foam): for a slab that settled in one piece. (HomeGuide)
• Removing and replacing panels: for broken or root-heaved sections. Cut lines usually follow the existing joints, and the new concrete won't exactly match the old color.

Tree roots

Roots are one of the most common causes of lifted driveways and sidewalks in older LA neighborhoods. The City does not root prune parkway trees to prevent sidewalk damage; property owners may do it at their own expense with a no-fee permit from StreetsLA's Urban Forestry Division. (StreetsLA) UFD inspects the site and may ask for a redesign that avoids cutting roots, or deny the permit. (StreetsLA) StreetsLA recommends hiring an arborist certified by the Western Chapter of the International Society of Arboriculture who holds a tree-service contractor license. (StreetsLA)

The public sidewalk in front of your home

In the City of Los Angeles, LAMC 62.104 makes the owner of a lot responsible for maintaining the sidewalk, driveway approach, curb return and curb on or fronting the lot so it doesn't endanger people or violate the Americans with Disabilities Act. (LAMC 62.104) StreetsLA notes the City has suspended enforcement in some circumstances, but the owner remains responsible, and some actions, such as applying for certain building permits, can trigger a repair requirement. (StreetsLA FAQ) If the City posts a Notice of Non-Compliance and Order to Repair, the code sets deadlines to start and finish the work, and if the owner doesn't act the City can make the repair and record the cost as a lien. (LAMC 62.104)

Sidewalk repairs need a Bureau of Engineering A-Permit. When the damage was caused by street-tree roots, BOE issues the sidewalk repair A-Permit at no fee if you send a photo of the damage. If roots must be cut, the A-Permit comes first, then the StreetsLA tree permit. (BOE permit manual)

Safe Sidewalks LA rebate

The City runs a rebate program for property owners who voluntarily repair their sidewalk. Key points from the program's own pages:

• Funding: the program currently places new applications on a waitlist because of funding restrictions. (Safe Sidewalks LA)
• What it covers: sidewalk in the public right-of-way that doesn't meet ADA rules, for example uplifts greater than 1/4 inch, cross slope over 2%, or width under 4 feet. (Safe Sidewalks LA FAQ) The driveway apron is included only where it has to be altered to make the sidewalk compliant. (Safe Sidewalks LA FAQ)
• The offer: a City representative inspects and makes a rebate offer based on the required work; the cap is $12,400 per lot for residential properties (effective August 25, 2023). Work required by a building permit is not eligible. (Safe Sidewalks LA FAQ)
• Applying: apply at sidewalks.lacity.org or by calling 311. You have 14 days to accept or decline the City's offer. (Safe Sidewalks LA checklist)
• Contractor: hire a contractor with an A, C-8, C-12 or C-61/D-06 license within 60 days of accepting the offer, and use the no-fee permits linked in your offer. (Safe Sidewalks LA checklist)
• Before and after the work: a pre-construction meeting is mandatory, the work must be finished within 90 days of the permits being issued, and after the City certifies the work you submit a W-9, in person or by US mail only. (Safe Sidewalks LA checklist)
• Warranty: once the City issues a Certificate of Compliance, residential sidewalks get a 20-year warranty period, limited to one warranty repair by the City. (Safe Sidewalks LA FAQ)

Don't start the repair before you have a rebate offer if you want the rebate; follow the steps and deadlines in the official checklist. (Safe Sidewalks LA checklist)

What your repair quote should spell out

• What is causing the damage (roots, base, drainage) and how the repair addresses it.
• Exactly which panels or areas are removed, measured in square feet.
• Whether any work is in the public sidewalk, and who gets the A-Permit.
• For a rebate job: that the contractor holds one of the required license classes and will meet the program's deadlines.

The full checklist that applies to any concrete job, plus payment and cancellation rules, is in Before you sign.

How a request works: with your consent it goes to one independent contractor with an active CSLB license, never a list. Free, no obligation. Details.

FAQ

Related projects

• Driveway Replacement & New Driveways
• Concrete Patios
• Stamped & Decorative Concrete
• Walkways, Paths & Steps
• Driveway cost guide

Local guides

Permit offices and local rules differ by neighborhood. Read the guide for your area:

• Hancock Park
• Fairfax & Beverly Grove
• Mid-City
• West Hollywood
• Mid-Wilshire