Concrete Repair & Resurfacing in Ann Arbor, MI

Ann Arbor's distinctive neighborhoods, from the historic Greek Revival and Italianate homes of the Old West Side to the mid-century moderns of Ann Arbor Hills and the newer subdivisions spreading toward Saline and Dexter, all share one challenge: concrete surfaces that deteriorate faster than most homeowners expect. The combination of heavy clay soils, deep frost penetration (often exceeding three feet), dozens of freeze-thaw cycles each winter, and road salt spray creates ideal conditions for cracks, spalling, and surface wear. Concrete Repair & Resurfacing in Ann Arbor is not cosmetic, it is essential maintenance that stops small damage from becoming safety hazards and expensive replacements. Whether your front steps are root-lifted by mature maples, your driveway is scaling from salt exposure, or your patio shows edge spalling from water infiltration, we restore the look and function of your concrete before deterioration spreads. Our approach combines targeted repair of damage with full resurfacing to match the original finish and color, keeping your property safe and preserving its character.

Why Concrete Repair and Resurfacing Matters in Ann Arbor's Freeze-Thaw Climate

Ann Arbor winters are relentless on concrete. Freeze-thaw cycles cause water to enter hairline cracks, expand when frozen, and push the surface apart, creating spalls and chips that expose the aggregate beneath. Road de-icing salt accelerates this breakdown, scaling the top layer and leaving a rough, pitted surface. The city's glacial clay soils, particularly on the west and south sides, retain moisture and heave beneath slabs, causing settlement cracks and trip hazards. Unrepaired damage invites more water infiltration, deepens cracks, and eventually compromises the entire slab. Early repair stops this cycle and extends the life of your concrete by decades.

We identify and seal active cracks before water penetration spreads damage deeper into the slab.
We remove spalling and worn areas, then resurface with concrete matched to your original finish and color.
We address trip hazards and uneven surfaces that pose liability and safety risks to your household and guests.
We assess drainage and recommend sealing to protect repaired surfaces from future salt and freeze-thaw damage.

Addressing concrete damage early is far more cost-effective than full replacement.

Ann Arbor freeze-thaw reality: A hairline crack ignored in November becomes a half-inch spall by March. The concrete beneath is now compromised, and repair costs triple. Homes in Burns Park, Kerrytown, and Water Hill with mature oak and maple canopy see accelerated damage where root systems disturb slabs and trap meltwater. We catch these problems early.

For more on protecting your concrete investment, see our Concrete Sealing service.

How We Repair and Resurface Concrete in Ann Arbor

Our repair and resurfacing process begins with a thorough assessment of the damage, its cause, and the best solution for your specific slab. We classify damage into three categories: hairline and structural cracks, spalling and surface deterioration, and settlement or unevenness. For each, we select the appropriate repair method, prepare the surface, and apply a resurfacing coat that matches the original finish. The entire process respects the age and character of your home, whether it is a 1920s Craftsman bungalow in Kerrytown or a 1980s split-level on the south side.

We inspect the slab with a moisture meter and visual assessment to identify active water infiltration and structural integrity.
We remove loose concrete, clean the surface, and prepare edges for bonding.
We repair cracks with polyurethane injection or concrete patching compound, depending on crack width and activity.
We remove spalled areas and grind the surrounding surface to create a smooth transition.
We cure the repair and recommend sealing to protect against future salt and freeze-thaw damage.

The entire job is completed with minimal disruption to your daily life.

Real example: A 1950s brick ranch on Lansdowne Avenue had a driveway with extensive edge spalling from road salt and settlement cracks from clay heave. We removed the spalled concrete, injected the structural cracks, and applied a new resurfacer matched to the original gray finish. The driveway is now safe, level, and protected with a clear sealer. Total time on-site: two days. The homeowner avoided a $4,500 full replacement.

Learn more about slab assessment and foundation repair at our Concrete Slabs & Foundations page.

Concrete Repair Methods and When to Use Each

Repair Method	Description	Best For
Crack Injection	Polyurethane or epoxy injected into hairline and structural cracks to bond the concrete and seal against water infiltration.	Hairline and 1/8-inch cracks in otherwise sound slabs; active cracks from settlement or freeze-thaw.
Concrete Patching	Removal of damaged concrete and filling with self-leveling patching compound, troweled smooth and cured.	Localized spalls, small potholes, and edge damage on driveways, patios, and sidewalks.
Grinding and Resurfacing	Surface grinding to remove scaling and worn areas, followed by a bonded concrete overlay to restore texture and color.	Salt-scaled driveways, worn patios, and surfaces with widespread light damage across 30 to 100 percent of the area.
Full Replacement	Removal of the entire slab and pour of new concrete to the original thickness and specifications.	Severe structural damage, deep settlement, or slabs where repair costs exceed 60 percent of replacement.

We recommend repair over replacement whenever the structural integrity of the slab is sound and damage is confined to the surface or active cracks.

Concrete Repair & Resurfacing Cost in Ann Arbor: What to Expect

The cost of concrete repair and resurfacing in Ann Arbor typically starts at $3 per square foot for straightforward patching and grinding work on accessible surfaces. A 300-square-foot driveway with moderate scaling and one or two spalls might run $900 to $1,200 including labor and materials. However, several factors move the price up or down. Large areas requiring full resurfacing, slabs with multiple structural cracks, poor access (narrow driveways, steep slopes), and the need for drainage correction all increase the scope and cost. Conversely, simple hairline crack injection or a single small patch may cost less than $500.

We always recommend getting two to three estimates from insured contractors so you can compare scope, method, and warranty. Some contractors quote by the square foot, others by the hour or by the job. Our estimate is free and includes a detailed breakdown of what we will repair, the method we recommend, and why. We respond within 24 hours at (734) 249-8552.

Factors that affect the final price include the extent of damage, the condition of the base slab, whether new drainage or grading is needed, proximity to structures or utilities, and the finish you want (standard broom finish or smooth trowel). For a complete picture of our pricing across all concrete services, visit our full pricing page.

Concrete Repair & Resurfacing Near Me: What to Look for When Hiring a Contractor in Ann Arbor

Choosing a concrete contractor is a significant decision that affects your safety, your property value, and your peace of mind. When you search for concrete repair and resurfacing near you in Ann Arbor, Ypsilanti, Saline, or Dexter, focus on three core criteria: insurance coverage, references, and clear communication about the scope of work and timeline. A contractor who skips these fundamentals is cutting corners that will cost you later.

Always confirm that the contractor carries general liability and workers compensation insurance. This protects you from liability if someone is injured on your property during the work, and it protects the contractor's employees. Ask for a certificate of insurance naming you as an additional insured, and verify the coverage limits are adequate for the scope of work. Never hire a contractor who operates without insurance, no matter how low the bid.

Request at least three references from recent concrete repair jobs in your area. Call them and ask about the quality of the work, whether the job stayed on schedule and budget, and whether they would hire the contractor again. A good contractor will have no problem providing references and will welcome the conversation.

Understand the permit requirements for your job. In Ann Arbor, repairs to sidewalks and driveways in the right-of-way may require a city permit. Ask your contractor whether permits are needed and who will handle them. This is especially important if your property is in a historic district or has protected trees nearby.

If you have a homeowners association, check your bylaws for concrete repair and resurfacing rules. Some HOAs require approval before work begins or specify color and finish standards. Your contractor should be familiar with these requirements and able to work within them.

Ready to get started? Contact us for a free estimate and speak with someone who knows Ann Arbor concrete inside and out.

Concrete Repair & Resurfacing in Ann Arbor: Pricing Guide

Service	Price	Details
Crack Injection	Starting at $3/sq ft	Polyurethane injection for hairline and 1/8-inch cracks in otherwise sound slabs, cost varies by crack length and depth
Spall Repair and Patching	Starting at $4/sq ft	Removal and patching of localized spalls and small damage areas, price increases with damage extent and surface prep difficulty
Grinding and Full Resurfacing	Starting at $5/sq ft	Surface grinding to remove scaling and worn areas, plus bonded concrete overlay; cost depends on slab size, condition, and finish selection
Complex or Large-Scale Repair	On estimate	Multiple structural cracks, extensive spalling, drainage correction, or poor access require on-site inspection before pricing
Travel	Included	No separate mileage or travel fee for jobs in Ann Arbor and surrounding service areas within Washtenaw County
Free Estimate	No obligation	Response within 24 hours at (734) 249-8552; detailed scope, method, and warranty information included in every estimate

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (734) 249-8552.

Concrete Repair & Resurfacing: service areas

📍 Ann Arbor 📍 Ypsilanti 📍 Saline 📍 Dexter 📍 Chelsea 📍 Milan 📍 Plymouth 📍 Northville 📍 South Lyon 📍 Brighton 📍 Belleville 📍 Novi 📍 Livonia 📍 Tecumseh 📍 Howell 📍 Adrian

Frequently asked questions: Concrete Repair & Resurfacing in Ann Arbor

How much does concrete repair and resurfacing cost in Ann Arbor?

Concrete repair and resurfacing in Ann Arbor starts at approximately $3 per square foot for crack injection and simple patching, and ranges from $4 to $5 per square foot for more extensive surface grinding and resurfacing work. A typical 300-square-foot driveway with moderate scaling and one or two spalls costs between $900 and $1,500. Large jobs with multiple cracks, poor access, or drainage work require an on-site estimate. We provide a free estimate within 24 hours at (734) 249-8552.

What is the difference between concrete repair and concrete replacement?

Concrete repair addresses cracks, spalling, and surface wear on a structurally sound slab, restoring safety and appearance at a fraction of replacement cost. Replacement removes the entire slab and pours new concrete, which is necessary only when the base is severely damaged, deeply settled, or repair costs exceed 60 percent of replacement. We recommend repair whenever possible to preserve the character of your home and your budget.

How long does concrete repair and resurfacing take?

Simple crack injection or small patching jobs take one day. Moderate resurfacing of a driveway or patio typically takes two to three days, including curing time. Large-scale repairs across multiple slabs or those requiring drainage work may take four to five days. Weather and slab size affect the timeline. We provide a realistic schedule with every estimate.

Will concrete repair stop cracks from coming back?

Properly injected cracks and sealed repairs significantly reduce the risk of recurrence, especially if the underlying cause (water infiltration, settlement, freeze-thaw) is addressed. We recommend sealing repaired concrete to protect it from road salt and moisture. If cracks are caused by active settlement or structural movement, we assess the cause and recommend solutions such as drainage correction or base stabilization to prevent new cracks from forming.

Do I need a permit for concrete repair and resurfacing in Ann Arbor?

Repairs to concrete in the right-of-way, including sidewalks and driveways that extend to the curb, may require a city permit in Ann Arbor. If your property is in a historic district or has protected trees nearby, additional approvals may be necessary. We assess permit requirements during the free estimate and handle all paperwork on your behalf. This protects you and ensures your repair meets city standards.

What is the best time of year for concrete repair in Ann Arbor?

Spring and early fall are ideal for concrete repair in Ann Arbor. These seasons offer stable temperatures and low moisture, allowing concrete to cure properly without the stress of freeze-thaw cycles or extreme heat. Avoid winter repairs when temperatures drop below 50 degrees Fahrenheit, as concrete will not cure correctly and freeze-thaw damage can recur quickly. Summer is acceptable if daytime temperatures remain below 85 degrees Fahrenheit. We can schedule emergency repairs year-round if safety is at risk.

Can you match the color and finish of my existing concrete?

Yes. We document the color, texture, and finish of your original concrete and source resurfacing materials that match as closely as possible. Most Ann Arbor homes have standard gray broom-finish concrete from the 1950s through 1980s, which is easy to match. Older or decorative finishes may require samples and testing to achieve an accurate match. We show you a test patch before committing to the full repair.

Do you handle emergency concrete repair in Ann Arbor?

Yes. If a trip hazard, spall, or crack poses an immediate safety risk to your household or guests, call us at (734) 249-8552 and describe the situation. We prioritize emergency repairs and can often schedule work within 24 to 48 hours. Emergency service may carry a premium depending on availability and time of day, but your safety is our priority.

Are you insured for concrete repair and resurfacing work in Ann Arbor?

Yes. We carry general liability and workers compensation insurance on every concrete repair and resurfacing job. We provide a certificate of insurance naming you as an additional insured upon request, and we verify coverage before work begins. This protects you from liability if anyone is injured during the work and ensures our employees are covered. Never hire a contractor without insurance.

What causes concrete to crack and spall in Ann Arbor?

Ann Arbor's freeze-thaw climate is the primary culprit. Water enters hairline cracks in concrete, expands when frozen, and pushes the surface apart, creating spalls and chips. Road de-icing salt accelerates this breakdown by scaling the top layer. Heavy clay soils on the west and south sides retain moisture and heave beneath slabs, causing settlement cracks. Mature tree roots can also lift and crack concrete. Proper drainage and sealing after repair prevent most of these problems from recurring.