Saddleback Mission Viejo Concrete pours driveways, patios and walks in Tustin, 15 miles up the 5 from our office on La Paz Road, and writes the association submittal with the free estimate.
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Most of what we are called to in Tustin is a builder's slab on a graded pad, and the association that approved the house also has a say in what replaces the slab, before the City does.
A tract builder pours the drive, the front walk and a slab at the back door to the plan's minimum, 4 inches on whatever the grader left. On the Tustin Ranch pads that concrete is 30 years old, the drive has cracked at the apron and the back slab has dropped at its outer corner, because the pad was compacted for the house and the last few feet of the yard were not. The association's rules date from the day the tract opened, and a drive widened without its letter is a violation.
So a Tustin job is drawn twice, once for the ground and once for the committee. We probe the pad for the soft edge of the fill, dig it out, lay 4 inches of compacted base and run steel through the slab. Then we draw the plan view with the finish and color named, send it to the association with the estimate, and only after its letter comes back do we pull whatever the City asks for. The same drawing serves both reviews, so they cannot disagree about what is being built.
Tustin was built a tract at a time, Tustin Ranch above the 5 in the 1990s and Tustin Legacy on the old air station since 2010, each under an association. The eight jobs below are written for a builder's slab and the committee that reviews it.
A Tustin Ranch driveway is the builder's 4 inches, poured in the 1990s on the fill side of the pad, and it has cracked at the apron where the cars turn in. We break it out, dig and compact the base, pour 5 inches at the apron and cut the joints where the tract crew never did.
The back slab a Tustin builder left is 10 feet deep and stops where the grading did. A new patio here is poured on probed, compacted ground, tied to the builder's slab with dowels rather than butted against it, and given a fall away from the house that the original never had.
Tustin Ranch associations want the front of a house to match the tract's paver aprons, and stamped ashlar does that in one pour. We cast the pattern into a 4 inch slab, color it through so a chip does not show gray, seal it in 2 coats, and send the drawing to the committee first.
In Old Town Tustin the walk is public and the porch steps are yours, and the two meet at the property line. We match the width and the broom of the neighbors' walks, dowel the new panel into the old so it does not step up, and file the encroachment permit for the public side.
Tustin Legacy garages are young slabs on runway ground, and what they need is to be flat and dry enough to coat. Tustin Ranch garages are 30 years old and often cracked through. We moisture test and grind the first kind, and cut out and repour the second at 5 inches.
A Tustin back yard in August is unusable on plain gray by early afternoon, because the plain south of the 5 has no shade the builder did not plant. We pour a light integral color with a salt or broom finish, which stays cooler underfoot, and stop the color at a joint.
Tustin Ranch lots at the foot of Peters Canyon step at the back fence, and the builder's slope is held by a timber wall that has leaned through 30 winters. We foot a concrete wall 18 inches into the cut, drain it behind the stem with rock and a pipe, and draw it for the HOA.
Garage conversions are the growth in Tustin since the state's ADU law, and the floor in one is a slab under a room, which the City checks. We pour it on a vapor barrier over compacted base, level to the house floor so there is no step at the door, and finish it for tile.
Tustin is the far end of our patch, about 15 miles up the 5 from our office on La Paz Road, and a crew comes off at Red Hill Avenue for the Legacy or Jamboree Road for Tustin Ranch in about 25 minutes if it leaves before the traffic. Permits come from the Building Division of the City of Tustin at City Hall on Centennial Way. A drive, a walk or a patio at grade inside your own lot needs none. A wall over 4 feet, a footing under a cover and a slab under a room do, and we file them.
Tustin Ranch was the Irvine Company's planned community of the late 1980s and 1990s, laid out between the 5 and Peters Canyon around the golf course, and it is the part of Tustin most like our own town, graded pads, an association on nearly every street and concrete all of one age. Tustin Legacy is the opposite case. It went up on the closed Marine air station, on ground compacted for aircraft, and its slabs are young enough that the work there is the yard the builder never finished.
Old Town, the 1870s grid around Main Street and El Camino Real, is the third Tustin, and the one where a street-facing change answers to the City's Cultural Resource District rules as well as the building counter. Its walks and porch steps are the oldest concrete we touch, so a replacement is matched to the neighbors in width and finish rather than poured to a tract standard. Whichever Tustin you are in, we pour early in summer and watch the forecast from December to March.
Four stages, run as whole days because Tustin is a drive from our office. The measure comes first and the number is written before we leave the lot, so the schedule is fixed and the association's review runs while we wait on a pour date.
Trevor Lindqvist measures the slab, probes the pad edge for soft fill, photographs the street view and writes the estimate on the spot.
The plan goes to your association with the finish named, and any permit the City of Tustin asks for is filed once its letter is back.
The old slab is cut, broken and hauled in a day, the soft fill dug out, and 4 inches of base laid and plate-compacted to the forms.
The pour is one morning, the joints are cut that afternoon, and the slab is walked on after 24 hours and driven on after 7 days.
Call or send the form and we call back within 1 business day to book a Tustin day. Every estimate is measured and written on site, and the association drawing is written at the same visit, so the number you hold is the one the committee sees.
Reviews
Our own reviews, from homeowners in the towns we work, Tustin included. Each names the job, the street and what the slab has done in the winters since.
“Our driveway in Aegean Hills had dropped two inches on the fill side of the pad. They probed it, found the soft half, dug it deeper and packed the base in lifts. They poured 720 square feet at 5 inches, cut the joints across the slope that afternoon, and two winters on nothing has moved.”
“The wall holding our back slope in Laguna Niguel leaned a little more every winter. They took it down, dug the footing 18 inches into hard ground, set drain rock and a pipe behind the new wall and poured it in a day. The first storm since ran clear out of the drain, not over the top.”
“Our pool deck in Lake Forest was the original 1990s one and had lifted at the coping. They cut it out, set an expansion joint around the pool, poured 480 square feet with a salt finish and had it walkable in two days. Bare feet in August and it stays cool enough to stand on.”
What Tustin owners ask on the doorstep, covering what moves the estimate, who approves the work, how far we come, what is under a pad, how long the lot is out of use and which towns nearby we also cover.
Tear-out before size. A Tustin job usually starts with a builder's slab coming out, and hauling old concrete takes a day of crew and a truck before a form is set. After that it is the depth of soft fill under the pad edge, whether a mixer can chute from the curb or the concrete goes through a side gate by pump, and the finish. We measure all of it at the free visit and write the figure there.
Both, and the association goes first. Its architectural committee reviews anything seen from the street, and its letter is what the City of Tustin Building Division wants to see with a permit application for a wall, a footing or a slab under a room. Flatwork at grade on your own lot needs no City permit, but the committee still wants the drawing, and we send it with the estimate.
About 15 miles up the 5, and no. Travel is not a line on the estimate. What the distance changes is the schedule. A Tustin job is planned in whole days with the truck loaded for the lot, so a driveway is 3 or 4 of them and a patio 2, and nothing is left half done overnight because the crew has to come back over the same 15 miles.
Engineered fill on the downhill half and cut ground on the other, because the tracts below Peters Canyon were graded into the foot of the hills. The cut half holds a slab for good. The fill half keeps settling, so a patio poured to the back of a Tustin Ranch yard drops at its outer corner. We probe for the line between them, dig out the soft fill and put a joint on the seam.
About 10 days from the first cut to the first car. The tear-out and base take 2 days, the pour is a morning, and then the concrete needs 24 hours before anyone walks on it and 7 days before a vehicle. Cars park on the street for that week, and on a Tustin Ranch street the association's parking rules apply, so we tell you the dates before we start.
Villa Park up the 55 and Newport Beach down Jamboree Road are the two towns on our list closest to Tustin, and the office in Mission Viejo covers the rest of south Orange County. If your house is in North Tustin, in the hills above the city line, it is permitted by the County of Orange rather than the City, and the same drawing goes to a different counter.
Tustin sits where the 5 and the 55 meet, and the towns on our list around it are Villa Park up the 55, Newport Beach down Jamboree Road, and Fountain Valley and Westminster along the 405. If your street runs across a city line, read the page next door.
Open the Mission Viejo Office in Google Maps Send the form and we call back within 1 business day to book the measure. The estimate is free and written on the lot, and every job carries a written guarantee on the build.