Property managers and general contractors often ask why our commercial pricing is structured differently from a quick residential driveway repair. The work might look similar, but commercial concrete is a different operation. Here is what actually changes.

The five real differences

1. We work from stamped drawings

Commercial concrete almost always comes with engineered drawings. Structural engineer, architect, or both. The drawings spec the mix design (4,000 psi vs 5,000 psi), the rebar size and spacing, the joint placement, the finish type, and the curing requirements. We bid the drawings, we build the drawings, and we field RFIs back to the design team if anything in the field conflicts with what is drawn.

Residential work is usually conversational. "I need a new driveway." Commercial work is read-the-prints.

2. Higher insurance limits

Most commercial projects require $1M general liability minimum, often $2M for larger jobs. Many GCs require an additional insured endorsement listing them on the policy. Property managers often require the same plus a certificate of insurance before any work starts. We carry these limits as standard and provide COIs on request before mobilization.

3. AIA billing and lien waivers

Commercial work usually bills monthly via AIA G702/G703 application for payment. Schedule of Values broken down by line item, percent complete per item, retainage held back per the contract. Each pay app gets paired with a partial lien waiver covering the work being billed. Final pay app comes with a final lien waiver releasing retainage.

This is standard for any GC or property manager who manages projects professionally. We handle it as a matter of course. Residential work is typically billed with a deposit, midpoint, and final payment.

4. Permit and inspection coordination

Commercial work almost always requires permits. We pull them on your behalf and coordinate inspections with the local building department. We also coordinate any third-party inspection or testing required by the spec (concrete cylinders to a testing lab, for example).

5. Phased work to keep operations running

Commercial properties are usually operational while we work. Parking lots cannot be fully closed. Loading docks need to stay accessible. HOAs need residents to be able to get to their cars. We plan work in phases, communicate the schedule to property management, and coordinate with security or maintenance staff.

What to look for when hiring a commercial concrete contractor

Ask these five questions before you hire:

  • What is your general liability limit and can you provide a COI?
  • Can you bill AIA G702/G703 with partial lien waivers?
  • Have you worked from stamped engineered drawings before?
  • How do you handle field RFIs back to the design team?
  • What is your scheduling flexibility for operational properties?

If a contractor cannot answer these confidently, they are not set up for commercial work.

Our commercial scope

We handle the full range of commercial concrete work: parking lots, parking decks, HOA common areas, structural repairs, bollards, commercial foundation walls, and equipment pads for HVAC, generators, and transformers.

If you are a GC or property manager looking for a concrete subcontractor in Eastern MA, RI, or Southern NH, call (774) 464-3682 or request a bid.