Do You Need a concrete contractor or a Mason? Key Differences for California Projects

Choosing between a concrete contractor and a mason seems simple—until your project touches permitting, seismic details, drainage, and finish options. In California (and especially around San Jose’s hillsides and clay soils), picking the right pro saves time, money, and future headaches. This guide breaks down who does what, when you might need both, and how state rules affect your hiring decision.

At a glance: scopes of work (who does what)

• What a concrete contractor does: Forms, pours, places, finishes, and installs concrete flatwork and mass concrete—driveways, walkways, patios, slabs, foundations, ADA ramps, curbs/gutters, and more. This is California’s C-8 license classification. (CSLB, Legal Information Institute)
  
  
• What a masonry contractor does: Builds with brick, block (CMU), stone, and thin brick/veneer; installs structural and non-structural masonry walls, fences, paving, and performs incidental waterproofing/caulking and cleaning. This is the C-29 license. (CSLB, Legal Information Institute)
  
  

Bottom line: If it’s formed, poured, and finished concrete, hire a concrete contractor. If it’s brick, block, or stone, hire a mason. Mixed projects (say, a new slab plus a CMU retaining wall) often involve both.

California’s licensing rules that affect your choice

California requires contractors to hold the appropriate license for the work performed. For specialty trades, that means C-8 for concrete contractor work and C-29 for masonry. A contractor advertising or contracting outside their classification can face enforcement. (CSLB)

As of January 1, 2025, the “minor work” exemption increased: unlicensed individuals may only perform jobs under $1,000 total and only if the work does not require a permit and no employees are used; ads must state they are unlicensed. Anything above that—or anything needing a permit—requires a properly licensed contractor. (CSLB)

Practical takeaway: even many “small” flatwork or wall projects exceed $1,000 or need permits/inspections. For real-world residential work, a licensed concrete contractor or mason is typically required.

Concrete vs. masonry in San Jose: how site conditions steer the call

When a concrete contractor is the right lead

• Driveways, patios, sidewalks, and garage slabs where you need consistent grade, control joints, and durable finishes.
  
  
• Foundations and footings for ADUs or additions, where formwork, reinforcement, and inspections are sequence-critical.
  
  
• Curb, gutter, ADA ramps, and approaches that must hit exact slopes and finish specs.
  
  

California’s C-8 scope explicitly covers forming, placing, finishing, and installing concrete pavements/flatwork and mass concrete. The skillset centers on mix design, reinforcement plans, drainage slope, jointing, and finish quality—everything flat, formed, and poured. (CSLB, Legal Information Institute)

When a mason should lead

• CMU/brick retaining or privacy walls, columns, pilasters, and fence lines.
  
  
• Stone or brick veneers on entries, facades, outdoor kitchens, fireplaces, and chimneys.
  
  
• Clay/stone unit paving details, borders, and steps integrated with landscaping.
  
  

C-29 licensing covers structural and non-structural units (brick, block, stone) and thin masonry veneers—plus the incidental waterproofing/caulking typical around masonry assemblies. (CSLB)

When you need both (or a GC to coordinate)

Projects like a new patio slab with a CMU seat wall or a garage slab plus a masonry curb/planter demand both trades. A General Building (B) contractor can manage multi-trade scopes and subcontract the C-8 and C-29 portions; for standalone scopes, hire the specialist directly. (CSLB)

Design + performance: how the finishes differ

• Concrete finishes (C-8): broom, salt, exposed aggregate, stamped, integral color, stains/dyes, and protective sealers or high-performance topcoats. Great for large, monolithic surfaces where control joints and precise slopes matter.
  
  
• Masonry finishes (C-29): bond patterns, grout/rebar schedules for CMU, stone coursing, brick veneers, and cap details. Great for vertical elements or modular paving with crisp lines and classic textures.
  
  

Because our Bay Area climate swings from wet winters to dry summers, both trades should plan for drainage and vapor: positive fall away from structures, weep details, breathable sealers where appropriate, and crack/expansion joint planning.

Seismic & structural realities in California

Masonry and concrete behave differently in earthquakes. Reinforced CMU walls require proper rebar, grout cells, anchorage, and inspection; freestanding masonry walls often need engineered details or height limits. Concrete slabs and footings must meet reinforcement and jointing details per plan. Your permitting authority (e.g., City of San José) will expect plans and inspections consistent with California Building Code and local standards; hire a pro who is comfortable navigating that process. (San José City)

Permits & inspections: who handles what (and why it matters)

• Permits: In San José, property owners or qualified (licensed) contractors can pull building permits online; many concrete/masonry scopes trigger inspection for forms, reinforcement, setbacks, height, and safety. (San José City)
  
  
• Drainage/stormwater: Larger hardscape expansions may raise drainage review thresholds in Santa Clara County—another reason to use a licensed specialist who understands local submittals. (Santa Clara Planning)
  
  
• Contracts: California requires written home improvement contracts for projects over the statutory threshold (now $1,000). Review scope, schedule, materials, change-order process, and warranty in writing. (CSLB)
  
  

Cost drivers (and how the two trades bid differently)

While exact numbers vary, here’s how estimates typically diverge:

• A concrete contractor prices mobilization + forming + reinforcement + placement + finish + sawcut/joints + curing/seal. Upgrades (color, stamping, exposed aggregate) and site logistics (access, demo, grading) move the needle.
  
  
• A mason prices material units + layout + reinforcement/grout + labor intensity (coursing, cuts, bonds), footings, caps, and any veneer detailing. Stone type, wall height, and structural complexity drive cost and inspection time.
  
  

In both cases, Bay Area access (tight lots, steep slopes) and disposal fees can be significant line items. Ask for a line-item proposal so you can compare apples to apples across bids.

Quality checklist: questions to ask before you hire

For a concrete contractor

• What mix design and psi are you proposing, and how will you address hot-day placement or cold mornings?
  
  
• How are control/expansion joints laid out? Where will the slab drain?
  
  
• What reinforcement (rebar, mesh, fibers) and subbase prep are planned?
  
  
• What is the finish (broom, trowel, stamped) and curing/sealing method?
  
  

For a mason

• Show bond/grout/rebar details for walls; how will corners, caps, and terminations be handled?
  
  
• What’s the footing size and depth? Any engineered details?
  
  
• How will you manage weeps, flashing, and waterproofing behind veneers?
  
  
• What mortar type and pointing style are specified for the brick/stone?
  
  

For both

• Confirm CSLB license classification (C-8 vs. C-29), insurance, and workers’ comp; verify online.
  
  
• Ask for on-site mockups for color/finish decisions.
  
  
• Clarify schedule, inspection milestones, and warranty in a written contract. (CSLB)
  
  

Common pitfalls—and how pros prevent them

1. Mismatched contractor to scope
   Hiring a mason for a large structural slab or a concrete contractor for a tall CMU wall leads to delays and change orders. Match license to scope from the start. (CSLB)
   
   
2. Skipping drainage planning
   Flatwork without proper slope or walls without relief can create ponding or hydrostatic pressure. Pros design for fall, footing drains, and weeps.
   
   
3. Under-reinforced or unpermitted work
   Freestanding masonry and grade beams need correct rebar and inspections; “handyman” shortcuts can violate code and void resale disclosures. (Remember the 2025 threshold still restricts permit-required work to licensed contractors.) (CSLB)
   
   
4. Surface-only fixes
   Stains/dyes or thin overlays over cracked or moving substrates fail fast. Pros address base prep, joints, and movement before the pretty layer goes on.
   
   

Real-world scenarios (who to call)

• New driveway with crisp broom finish, widened approach, and curb cut: concrete contractor as prime; coordinate any city curb/gutter requirements. (CSLB)
  
  
• Six-foot privacy wall in CMU with stucco or stone cap: mason as prime; ensure engineered details and inspection schedule. (CSLB)
  
  
• Patio slab + low stone seat wall + gas fire feature: team job—concrete contractor for slab/footings, mason for stone features; a GC can coordinate multi-trade sequencing. (CSLB)
  
  

How to compare bids fairly

• Ask for the same scope: identical square footage, thickness, reinforcement, finish, and sealer. For walls, include footing sizes, rebar schedules, grout cells, cap type, and veneer.
  
  
• Demand site prep notes: demo, haul-off, grading, and compaction.
  
  
• Check the schedule: include inspection hold points and cure times.
  
  
• Read the exclusions: utility locates, tree root mitigation, subdrains, and restoration can be hidden cost centers.
  
  
• Verify license + insurance + references: one quick CSLB lookup protects you. (CSLB)
  
  

FAQ: concrete contractor vs. Mason in California

1) Can one contractor legally do both concrete and masonry?
Some firms hold both C-8 and C-29 licenses, or they subcontract one trade. What matters is that the company performing each scope has the appropriate license classification. (CSLB)

2) Do small jobs really need a licensed pro after the 2025 change?
If the total is $1,000 or more, or the work needs a permit or uses employees, you must hire a properly licensed contractor. Under $1,000 without permits or employees, an unlicensed person may work—but must state they are unlicensed in any advertising. (CSLB)

3) Who pulls permits—me or the contractor?
Either the property owner or a licensed contractor can apply in San José’s online system. Many owners prefer the contractor to handle drawings, inspections, and scheduling. (San José City)

4) Are masonry walls safe in earthquakes?
Yes—when reinforced and detailed correctly (rebar, grout, anchorage) and built to plan. Freestanding or tall walls need engineering and inspection; don’t shortcut this. (Your mason will coordinate with the engineer and the city.) (San José City)

5) I want a stained, designer finish. Who owns that?
The concrete contractor typically owns slab and finish, including stains/dyes and sealers over concrete; masons handle mortar/stone/brick aesthetics and sealers specific to masonry. For mixed scopes, expect collaboration.

If you want a single team that handles both poured concrete and masonry details—with clean prep, inspection-ready work, and designer finishes—schedule a site visit with Armor Coatings Inc. Call +1 408-578-5337, visit armorcoatings.net, or stop by 2270 Canoas Garden Ave, Unit 1, San Jose, CA 95125. We’ll review scope, confirm whether you need a concrete contractor, a mason, or both, and deliver a clear, line-item proposal built for California codes and Bay Area living.