Concrete flatwork, including driveways, sidewalks, and patios, is a significant component of a property's exterior. As a house flipper, you need to assess the condition of the concrete to determine if it's an asset or a liability.
Damaged or deteriorated concrete can detract from curb appeal, create safety hazards, and lead to drainage problems. During your inspection, you'll be looking for signs of cracking, settling, and drainage issues that could require repair or replacement.
While concrete flatwork might not have specific code requirements (except for accessibility considerations), safety is a primary concern.
Trip Hazards: Inspect sidewalks and walkways for uneven surfaces, cracks, or raised edges that could pose a tripping hazard.
Drainage: Ensure that driveways and walkways slope away from the foundation to prevent water from pooling or seeping into the house.
Consider the aesthetic impact of the concrete flatwork.
Curb Appeal: Does the concrete enhance or detract from the home's curb appeal? Is it stained, discolored, or in need of cleaning?
Style and Design: Evaluate the style and design of the concrete. Are there decorative elements, such as stamped patterns or borders? Does the style complement the home's architecture?
Neighborhood Standards: Compare the condition and style of the concrete to that of comparable properties. Are other flippers replacing old concrete or opting for resurfacing or decorative treatments?
Concrete vs. Asphalt: Pay close attention to the prevailing paving material in the neighborhood. If most homes have concrete driveways, installing an asphalt driveway could negatively impact value and curb appeal (and vice versa).
HOA Restrictions: Be aware that some HOAs may have covenants that restrict or prohibit certain paving materials. Observing the types of driveways in the neighborhood can give you a good indication of any potential HOA restrictions.
Evaluate the overall condition of the concrete surfaces.
Cracks: Note the size and extent of any cracks. Hairline cracks are common, but larger cracks or those that show signs of movement may indicate more serious issues.
Settling: Look for signs of settling, such as sunken or uplifted sections, which can disrupt drainage and create uneven surfaces.
Surface Condition: Assess the surface condition of the concrete. Is it spalling (flaking), crumbling, or showing signs of deterioration?
When inspecting concrete flatwork, use a flashlight to help you spot cracks or other defects. Pay close attention to areas around expansion joints, as these are common locations for movement and cracking.
To estimate the cost of concrete repair or replacement, measure the affected areas: