A concrete walkway lasts when it's poured over compacted soil and a gravel base, sloped so rain sheds off, and jointed at regular intervals. In Seattle, property owners are responsible for the sidewalk and planting strip next to their lot, and public sidewalk repairs need a permit. Street tree roots and slick, mossy steps are common local issues.
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Walks and steps take a beating in the Seattle area. Many homes sit above or below the street with a run of concrete steps to the door, big street trees lift sidewalk panels, and shaded walks stay damp and mossy for months. Uneven edges and slick steps are among the most common reasons homeowners call for concrete work.
Common walkway projects
- New front walks from the driveway or street to the door
- Side-yard and garden paths
- Replacing cracked, heaved or sunken sections
- Concrete steps and landings on hillside lots
- Replacing the public sidewalk in front of the house
- Widening a walk for strollers, wheelchairs or walkers
Building a walk that stays flat
A walkway depends on its base. The soil is compacted, a gravel base is placed, and the walk is poured with a slight cross-slope so rain sheds off instead of puddling. Control joints are tooled at regular intervals, often spaced at about the width of the walk, so cracks form in a predictable line. Isolation joints where the walk meets steps, the house or the driveway let each piece move on its own.
Steps and traction
Steps need consistent riser heights and tread depths, and steps that serve as a required exit or attach to the house may fall under building code requirements, including handrails. A broom or exposed aggregate finish gives better grip in the rain than a smooth one. Ask whether a permit is needed for your steps.
The public sidewalk in Seattle
In the City of Seattle, the property owner is responsible for keeping the sidewalk and planting strip next to their lot in safe condition. SDOT can direct an owner to repair a sidewalk found to be unsafe. Before repairing or replacing it, the owner or contractor needs a permit, and new work has to meet current city standards. Tacoma also places sidewalk repair responsibility on the adjacent property owner and requires a permit for reconstruction in the right-of-way. Other cities in the region handle this differently, so check with your public works department first.
Street trees and roots
Street trees are a leading cause of lifted panels. In Seattle, cutting roots of a street tree above a certain size requires an SDOT arborist to evaluate the impact first, and many cities in the region protect trees on private lots too. Options include rerouting the walk, bridging over roots or replacing panels with a gentle ramp. For a large tree, get an arborist's opinion before the crew starts cutting.
Repair or replace?
- Hairline cracks are usually cosmetic.
- Sunken panels that are otherwise intact can often be lifted. See concrete repair and leveling.
- Broken or heaved panels are usually replaced one section at a time, joint to joint.
Questions to ask
- What base and thickness will you use, and how will the walk drain?
- How will you handle tree roots near the walk?
- Who obtains the permit for steps or public sidewalk work?
- Will the new section match the old one? (Exact matches are difficult.)
Have a trip hazard or a new path in mind? Request a walkway contractor.
See how it works
Frequently asked questions
Who is responsible for the sidewalk in front of my house in Seattle?
The City of Seattle makes the adjacent property owner responsible for keeping the sidewalk and planting strip safe. Repairs need a permit before work starts. Tacoma also assigns sidewalk repair to the property owner. Other cities vary, so check with your public works department.
Can I cut tree roots that are lifting my sidewalk?
Be careful. In Seattle, cutting street tree roots above a certain size requires an SDOT arborist to evaluate the impact first, and other cities protect trees too. Rerouting, ramping or bridging over roots are often better options.
Will a new section match my existing walkway?
New concrete rarely matches older, weathered concrete exactly. Replacing whole panels between joints usually looks cleaner than patching.
Sources and further reading
- Washington State Department of Labor & Industries: Register as a contractor
- Washington Utilities and Transportation Commission: Call before you dig
- Seattle Department of Transportation: Property owners' responsibilities
- Streets Illustrated (Seattle right-of-way manual): Construction permits
- Seattle Department of Construction and Inspections: Environmentally Critical Areas code
- Seattle Public Utilities
- City of Bellevue: Right-of-way permits
- City of Redmond: Right-of-way use permit
- City of Tacoma: Sidewalks
- City of Renton Municipal Code: Critical areas regulations
- Washington State University Extension
- USDA NRCS Web Soil Survey
- American Concrete Institute (ACI)
- Portland Cement Association (PCA)