A concrete walkway in Colorado Springs lasts when it's poured over compacted soil and an aggregate base, sloped to shed snowmelt, air-entrained and jointed at regular intervals. Sprinklers soaking clay next to the walk are a common cause of heaving. Public sidewalks are in the right-of-way, where the city requires a concrete permit and a licensed contractor.
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Walkways are narrow slabs that carry a lot of foot traffic, and in Colorado Springs they also carry snow, ice and whatever is used to melt it. Because they're thin and often run right along the foundation or a lawn, walks are usually the first concrete to show heaving from swelling clay, settling from loose backfill, and flaking from freeze-thaw.
Common walkway projects
- New front walks from the driveway or street to the door
- Side-yard paths to gates, trash areas and sheds
- Replacing heaved, sunken or flaking sections
- Steps and landings on sloped lots, common on the west side and in the foothills
- Widening a walk so it's easier to use with a stroller, walker or wheelchair
Building a walk that stays put
The base is compacted, a layer of aggregate is placed, and the walk is poured with a slight cross-slope so melting snow runs off instead of puddling and refreezing. Control joints are tooled at regular intervals, often about the width of the walk or a little more, so cracks form in a predictable line. Isolation joints where the walk meets the house, steps or driveway let each piece move on its own. Air-entrained concrete and a broom finish help the surface stand up to winter and give better footing on icy days.
Sprinklers, lawns and heaving
Many walks in the region run alongside irrigated lawns. When sprinklers soak the soil next to a walk on expansive clay, that edge can swell and lift. Adjusting spray heads, using drip lines in beds next to the walk and keeping downspouts from emptying onto it can do as much as the concrete itself to keep a walk flat. CSU Extension's guidance on expansive soils recommends keeping sprinklers and thirsty plantings back from the house for the same reason.
Steps
Steps need consistent riser heights and tread depths so people don't trip, especially when there's ice. Steps attached to the house or serving as a required exit may fall under building code requirements, including handrails above a certain number of risers. Ask the contractor whether a permit is needed in your community.
Public sidewalks
The sidewalk along the street is usually in the public right-of-way. In Colorado Springs, the city requires a concrete permit for new or repaired sidewalk, curb and gutter in the right-of-way, and the contractor must hold the specific license the city requires for right-of-way concrete work; a general contractor license doesn't cover it. Other towns and El Paso County have their own rules for who repairs public walks and what permit is needed. Check with your local public works office before replacing any public sidewalk.
Repair or replace?
- Hairline cracks are usually cosmetic.
- Sunken panels that are otherwise intact can often be lifted. See concrete repair and leveling.
- Heaved, broken or badly flaking panels are usually replaced one section at a time, joint to joint.
Questions to ask
- What base and thickness will you use, and is the mix air-entrained?
- What's causing my walk to heave or sink, and how will the new section avoid it?
- Will the new section match the old one? (Exact matches are hard.)
- Is a permit needed for steps or work in the right-of-way, and who obtains it?
Have a trip hazard or a new path in mind? Request a walkway contractor.
See how it works
Frequently asked questions
Who can repair the public sidewalk in front of my house in Colorado Springs?
The city requires a concrete permit for new or repaired sidewalk, curb and gutter in the right-of-way, and the contractor must be licensed, bonded and insured for right-of-way work. A general contractor license doesn't cover it. Contact the city's right-of-way office for current rules.
Why does my walkway heave up in some spots?
On expansive clay, soil that gets wet from sprinklers, downspouts or snowmelt swells and lifts the slab, often unevenly. Fixing the water source matters as much as fixing the concrete.
Can a heaved panel be lifted back down?
No. Lifting methods raise slabs that have sunk. A heaved panel can sometimes have its raised lip ground down, but larger heaves are usually fixed by replacing the panel and correcting the soil moisture problem.
Sources and further reading
- American Concrete Institute (ACI)
- Portland Cement Association (PCA)
- Colorado Geological Survey: expansive soil
- Colorado Geological Survey seminar paper on Colorado Springs and Pueblo area soils
- CSU Extension PlantTalk: Expansive Soils
- Pikes Peak Regional Building Department
- PPRBD contractor license and registration types
- PPRBD basic design information (snow loads)
- City of Colorado Springs: Engineering, Inspections, Permitting and Fees
- El Paso County Public Works: Work in the Right-of-Way Permit FAQ
- City of Manitou Springs: CGS debris flow map
- Colorado Springs Utilities: 811 before you dig
- Colorado 811: homeowners