Kansas City Foundation Contractors

in Kansas City, MO

96
Foundation Contractors are
in Kansas City

26
Foundation Contractors in Kansas City
are top rated

A
Rated by
Luke M.
"
out of
's Summit is a family owned and operated branch of a franchise. The owner,
, arrived at our house" to provide the estimate. His son and another partner actually performed the work of leveling the concrete. The bid we received was fairly priced, coming in about 10% below the bids of two other contractors including Boss Mudjacking. All companies put their bids in with the caveat that there is no way to fully know how much fill would be needed to level the concrete. The pricing for
would have been more expensive in the long run if we needed more than the original truckload that
estimated, but we ultimately decided to go with
because of the three year guarantee that
put on their work (in comparison to the two year guarantee of another bid, and zero guarantee by a third company that bid). We figured if the cost ended up being more for the work, at least the work was guaranteed longer.
also was the most professional during the bid. One of the final reasons we decided
was because they use a mix of limestone and water to fill the voids, instead of a slurry of concrete and mud. The limestone sets up nicely and we didn't want to weigh whether the dirt fill would settle or wash away again, particularly if companies weren't willing to guarantee it as long. Also
advised that to meet their end of the bargain of the guarantee, we also had to agree to fix the reason why the driveway sank in the first place, which was an erosion point on the side of the driveway from which the dirt beneath the driveway washed out. We decided we would build a small, round retaining wall and back fill with dirt to hold the concrete fill in place. The day that the work was performed, which was a few short weeks after the bid,
showed up a bit a couple hours later in the morning than I was expecting. But their work ethic quickly made up for it. They worked a full day into the night, nearly 9 hours, to complete the job. They had to leave halfway through the day to refill their truck, which is a 70 mile round trip. Although the owner wasn't one of the crew to actually do our job, we found out that both on the crew had been doing this work for several years and were adept at it. They worked really hard, nonstop, and probably ended up with a 12-14 hour day in total. When they left, we were amazed by how significantly more level our driveway and garage floors were. The next day after everything set up overnight, the driveway fell about 1/2 inch. We called
back, they took a look at it, and agreed to come back a few weeks later when they had another job in the area and could use a partial load to boost the level back up to its best spot. They followed through on it with no additional charge and the driveway is holding up nicely today (four months later) with no additional settling. We also held up our end of the bargain and within a week of
's first fill, we built and back filled the retaining wall ($200-300) to do what we could to also assure there was no additional settling. The improvement in the driveway is significant, but I rest a lot better now also knowing that our garage floor is better supported and we're not putting nearly as much stress on the re-bar and foundation walls.
N
Rated by
Betty H.
"
is not willing to stand behind the warranty from their original work. We contacted them about our garage floor that they mudjacked on 09/04/09. They sent
" out and he was the rudest, most hateful person I think I have ever met running a business. He was quick to inform us that he/they didn’t get paid for the original job as he didn’t own the company then or now. He was yelling at us in our garage and arguing even when presented with the original contract. We asked who owned the company, we were told
Smally, as it turned out
is
’s wife. We contacted her, and she stated she owned the business, however, when you look up
on the Missouri Attorney General’s web-site,
is listed as the owner. She too claimed they never got paid for the original job and she was the new owner so all original contract and warranties were
and void. She also became very belligerent and argumentative after the facts were presented to her. She even went into a tirade about how she had paid thousands of dollars to lawyer’s to own the business and have it in her name. After a very long conversation/argument with her and a statement that we would contact our attorney and take it from there, she called back the next day and agreed to honor the warranty work. However, after all the turmoil and animosity, we really
’t want them to perform the work because at this point who know whatmquality you may receive. From our research (Missouri Attorney General’s web-site & Missouri courts/case.net) it appears that
sold the business to his wife to avoid any warranty work, or claims that were made against him orthe business. They both are very unprofessional and quite the scam artists.
A
Rated by
MICHAEL S.
"I had a family of skunks removed from under the concrete front porch stoop when we bought the home. I was worried they had burrowed tunnels that would cause it to drop. I called"
and they came out the same day to do the estimate. They described the work they would need to perform in very good detail. They also showed me where my sidewalk and half or my two car driveway had settled 2 to 3 inches below grade. I opted for them to raise the drive and sidewalk and fill in under the front porch stoop. They were about 6 weeks out in scheduling. They called the day before the appointment to confirm. They showed up on time the next morning. The front porch stoop took a lot of mud to fill in under it. They raised the sidewalk and driveway just as they said. The work looked professional and the clean up was good. So far I am very happy with their work and wouldn't hesitate to use them again.

Local Articles in Kansas City

Angie's List
Appraisals - Real Estate, Architects & Building Design, Basement Waterproofing, Bathtub Refinishing & Liners, Biohazard Remediation, Builders - Garages/Barns/Sheds, Builders - Homes, Cabinet Making, Cabinet Refacing/Restoration, Carpentry - Unfinished, Carpentry - Woodworking, Carpet Sales/Installation/Repair, Chimney Caps, Chimney Repair, Chimney Sweep, Closets, Concrete - Leveling/Mudjacking, Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Countertops, Deck Maintenance, Decks & Porches, Delivery Service, Dock Building & Repair, Doors, Drywall, Dumpster Service, Electrical, Epoxy Flooring, Excavating, Fireplaces, Floor Cleaning/Polishing/Waxing, Flooring Sales/Installation/Repair, Foundation Repair, Fountains, Garage Doors, Glass & Mirrors, Glass Block, Gutter Cleaning, Gutter Repair & Replacement, Handymen, Hardwood Flooring Sales/Installation/Refinishing, Hauling, Heating & A/C, Home Automation, Hurricane Shutters, Insulation, Land Surveying, Landscaping, Landscaping - Hardscaping & Pavers, Landscaping - Lakefront, Landscaping & Lighting, Lawn & Yard Work, Lawn Fertilization & Treatment, Lawn Irrigation, Lead Testing & Removal, Marble & Granite, Masonry, Mold Testing & Remediation, Moving, Painting - Exterior, Painting - Interior, Pest Control/Exterminating, Plumbing, Plumbing - Drain Cleaning, Pressure Washing, Radon Detection & Reduction, Remodeling - Basements, Remodeling - General, Remodeling - Kitchen & Bathroom, Remodeling - Modular & Mobile Home, Remodeling - Sunrooms & Patio Enclosures, Roof Cleaning, Roof Ice/Snow Removal, Roofing, Screen Repair, Septic Tank, Sewer Cleaning, Siding, Skylights, Stone & Gravel, Structural Engineering, Stucco, Tree Service, TV Service - Cable, TV Service - Satellite, Wallpaper Removal, Wallpapering, Window Cleaning, Window Tinting, Window Treatments, Windows, Windows - Egress, Windows - Safety & Security Film, Wrought Iron

Contractors say homeowners with this trait are the most satisfied with home improvement projects.

Angie's List
Concrete - Pouring & Repair, Drywall, Landscaping, Plumbing, Remodeling - General, Siding, Remodeling - Kitchen & Bathroom, Painting - Exterior, Painting - Interior, Concrete - Leveling/Mudjacking, Remodeling - Basements, Remodeling - Modular & Mobile Home, Landscaping & Lighting, Concrete - Stamped & Decorative

Companies who sign up for IMAGE must commit to using E-Verify and ICE's practices for legal hiring and arrange for yearly audits of I-9 documents.

Angie's List
Concrete - Pouring & Repair, Decks & Porches, Flooring Sales/Installation/Repair, Windows, Chimney Repair, Deck Maintenance, Builders - Garages/Barns/Sheds, Doors, Concrete - Leveling/Mudjacking, Windows - Safety & Security Film, Concrete - Stamped & Decorative

Angie's List
Concrete - Leveling/Mudjacking, Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Driveways - Asphalt, Driveways - Concrete

Concrete and asphalt are the most popular types of material for paving driveways. But each has its benefits and drawbacks.Whether you have a concrete or asphalt driveway, it’s important that you preserve its value with regular maintenance.

Angie's Answers

?

Bids are NOT done based on a multiplier on top of materials cost to get labor cost. Think of the consequences in the example you gave - by that method using say plain home depot tile made in Honduras might cost $5/SF materials, so by your method $10 labor. Now, same floor, with Carerra marble or Barre Granite at $75-100/SF - so do you want him charging you $150-200/SF labor when it takes almost exactly the same time regardless of material ?

To put it in simple terms, contractors:

1) figure the amount and cost of materials and consumables needed from the plans and specifications, applying a markup (from 15-50%, depending on contractor and how fancy or specialized a job it is).

2) Then they figure the equipment needed and the operating time to be used or elapsed time to be rented or leased - either opperating hour or elapsed time, or combination of both, especially if it consumes fuel

3) They then figure the labor time for the various trades required to do the job, maybe add an efficiency or ease of work multiplier to those hours to fit the job conditions, multiply those hours by the hourly pay rates, then multiply that times the "load" or "Labor Overhead" to account for employment taxes, workman's compensation costs, health plan, etc, etc.

4) Then they add in the cost of any architect or engineer plans or certifications that are needed, government permits and inspections, etc.

5) Then they add in any subcontractor bids, with appropriate contingency amount for each.

6) All those above totals are added up, an appropriate overall contingency added if needed (typically 5-10%, but on remote site jobs I have seen as high as 200%), and (depending on how contractor figures his costs) at least all the "in-house" costs like his equipment, consumables, and labor costs have a percentage overhead and profit added to them - typically about 100-150%. Some contractors use a lower overhead percentage but apply it to the total estimated job cost, not just in-house costs.

This "company overhead" or "general overhead" or "G&A - General and Administrative Overhead" covers the costs of financing and running the company, management and secretarial and general supply and maintenance costs, buildings and equipment yards lease or mortgage cost, working capital cost, insurance, loan interest, general shop equipment payments, profit, etc. Some contractors use a lower overhead and apply it to every cost in the job, some (especially those doing government work so havingto adhere to government accounting rules) apply a "markup percentage" to materials and rental costs and outside subcontract services, and apply G&A overhead only to in-house costs.

 

That being said, for a general class of work it does generally (on normal jobs) work out that there is a general multiple of labor to materials cost. For instance, yard work and residential tree work is heavy on labor, so it might have a labor to materials ratio of 3:1 or even 5:1.  Detail foundation hand excavation and underpinning can run to 5:1 or more. Many types of building construction like plumbing, tile, carpentry, etc. do end up with a very roughly 2:1 or 3:1 ratio of labor to materials cost. At the other extreme, high energy efficiency or hurricane rated glass installation or a fancy full-building computer and communications system or high-end entertainment center might have a labor to materials ratio of 0.25-0.5 because it is designed to go in pretty fast, but the materials cost a lot.

For your case, a hardscaping ratio could run from 0.5:1 or less to as much as 3:1 or more, for installations with very expensive imported stone and fancy woods and a lot of bought decorative items such as statuary, to the opposite labor-intensive landscaping with lots of sidehill terracing and hand-planted flower beds, hand-dug irrigation system trenches, and manual-placed concrete block or railroad tie walls. Each job should be figured on its own merits - using a "rule-of-thumb" is where people commonly get unpleasantly surprised. That is why you typically get 3 bids unless you have a contractor you trust from prior experience and are confident will give you a fair shake regardless of being sole-sourced. Personally, both for my own purposes and professionally in the design and construction business, I have found sole-source to trusted contractors you have experience with is, in the long run, a BIG money and time saver, as well as making it far more likely to finish on schedule and let you sleep at night.

?

You need a general contractor - prefereably one who specializes in additions, because you have excavation, waterproofing, concrete, concrete cutting, carpentry, door and window, etc trades to coordinate.

The cost will depend a great deal on your topography around the house - if the base of the window will be above ground level at least 6 inches, then could run about $500 for a legal egress window purchase and about $1000-2000 for installation, depending on how deep into the concrete you have to cut.

If the bottom of the window will be below ground level, then to call it a bedroom (which mandates legal sized second egress and usauully at least one window)  then you will have two choices - bring it out into a solid watertight concrete storm cellar with collar to keep water out, stairs, and and weather and bug-tight cellar door that is inward-opening, which means a lot of space for stairs and landings top and bottom, or bring it out into an oversized window well at least 36 inches in diameter, and with steps to ground level, with adequate drainage and waterproofing to keep it dry. Either way, sometimes about as easy to put in an outside door as a window, and might raise property value more. Cost from $2-5,000 depending on how deep into concrete wall you have to dig, whether concrete wsall needs reinforcing with steel frame because of the depth of cut, how easy the digging is, and what your water conditions are near the foundation. The last thing you want to do is create an easy water or vermin ingress with your egress.

?

Is the wall that the garage is sloped toward and adjacent wall of the home?

 

If not, it should not be of real concern. 

 

Try to keep the water out of the garage with a gasket on the door. 

 

 

?

If the state requires a contractor's license, then he needs to have a license in each state he intends to work in - plus state/local business licenses as applicable.

 

This does not mean there are not a lot of contractors who cross state lines without proper licensing - the penalties in may cases are not real severe and are just a fine, not criminal, so many take the chance.

 

As you say - argh  - many contractors are not really businessmen and have zero legal education, so many people get burned.

?
?

Unless it was a monolithic pour (poured as part of the foundation wall) you should have nothing to worry about with a jack hammer in the hands of a skilled worker and it is highly unlikely it was. I have never seen this done in my 40 plus years in the business. There probably is a piece of expansion joint material between the wall and the slab and even if not the joint between the wall and the slab should creat a weak point that will break.

 

Don

Mudjacking reviews in Kansas City

A

Rating
I was t.otally satisfied with their work. They had proper equipment and worked hard. Price was reasonable. I would recommend this company..
- Lewis A.
A

Rating
I must say we have had some bad experiences with the last few projects on our home and it was an extreme relief to have a company come in and explain what they were going to do and actually do it for the price that was quoted. From the first appointment with
Kansas City Foundation Contractors Provider Name Locked
to working with the gentlemen who performed the installation of 17+ piers, everything went perfect. We required all the piers to be hand dug as we did not want large machines driving around our home and destroying our sprinkler system. They also installed all the piers, except 5 on the inside of the home. The first day I came home I was extremely scared of the sight that I saw. Huge mounds of dirt on the lower level of our home were everywhere. I just turned around and walked out remembering projects with companies past and was expecting the worse. Two days later when they called me home from the office to inspect the completed job I was so pleased that all I could do was give the foreman a huge hug!! It was like they were never in our home. Seriously. They cleaned up after themselves and you could barely see where they were in our home. So, thank you
Kansas City Foundation Contractors Provider Name Locked
. Thank you for being the company like no other that does what they say they are going to do. PS. I hope all the guys liked the cookies I baked for them. My special thank you for making an experience that was sad to have to have done($$$) be done so well. Also, sorry my dates are not exact, but they were at our home sometime mid November of 2013
- kirsten E.
F

Rating
I called back the week of Thanksgiving as I was in town and explained I would be there for a few days and would like to get the quote even though they never followed up from my previous request. They took my info and never called me again. HORRIFIC customer service. Apparently their business is so booming they don't need to offer common courtesy. Sadly, Advantage Mud Jacking acted the exact same way. Called twice and they never followed up with me. Really horrible way to do business.
- Danielle M.
F

Rating
I called back the week of Thanksgiving as I was in town and explained I would be there for a few days and would like to the quote even though they never followed up from my previous request. They took my info and never called me again. HORRIFIC customer service. Apparently their business is so booming they don't need to offer common courtesy. Sadly, Foundation King acted the exact same way. Called twice and they never followed up with me. Really horrible way to do business.
- Danielle M.
A

Rating
The owner arrived on time . Was very friendly and worked fast. The job was quite messy but they cleaned up after. I would definitely recommend them.
- Sebrina J.
A

Rating
They arrived on time - actually he was early :) The work was completed as we requested and for the amount in the estimate. We were given a 10 year warranty on the
Kansas City Foundation Contractors Provider Name Locked
they performed.
Kansas City Foundation Contractors Provider Name Locked
even repaired the crack in the sidewalk by filling it with concrete. Most of the other
Kansas City Foundation Contractors Provider Name Locked
companies we had do estimates, said they would not repair them. Also,
Kansas City Foundation Contractors Provider Name Locked
cleaned everything up when he was finished with the job - he washed off the mud from the sidewalk and the street.
- Tracey H.
A

Rating
Telephone response and providing of estimate were both timely.
Agreed upon service date was about 6 weeks out. When I had not received a confirmation of the service call a week prior to agreed date I called and they tried to put me off a couple more weeks. When I pressed, they agreed to a date one week beyond original promise. They arrived on that date and performed service as expected.
- Wes G.

All Foundation Contractors in Kansas City, MO

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

"KCS" Kansas City Sunrooms, Room Additions

7900 NW 100th Street
Kansas City

221 Construction LLC

1050 W Innovation Dr
Kearney

A1 Concrete Leveling Inc

816 NE Emily Ln
Lees Summit

AAdvantage Mudjacking LLC

12207 E 37th st. S
Independence

Absolute Home Renovation

8825 Bond Street

AFFORDABLE FOUNDATION REPAIR LLC

3220 N Juanita Dr
Buckner

AFFORDABLE MUDJACKING

4401 Gardner Ave
Kansas City

All Ways Asphalt & Concrete Construction

5815 Ne 41st street
Kansas City

Ault Design and Construction

1212 SE Broadway Dr
Lees Summit

B & M Remodeling

2300 NW Acorn Drive
Blue Springs

B&K Paving Co.

1015 S Bethany

BEAVER FOUNDATION REPAIR LLC

5100 E Martha Truman Rd
Grandview

BEDROCK FOUNDATION REPAIR CO

5741 E RED BRIDGE RD
Kansas City

BEST PRICE FOUNDATION REPAIR

806 SW MURRAY RD
Lees Summit

BJ's Concrete Construction

8741 Arlington Ave
Kansas City

Browne Concrete

18725 High Prairie Rd

Efficiency Exteriors

13922 SW US 54

Expert House Movers Inc

575 Hwy T
Foristell

Extra yard concrete and landscape

9520 Red Bud Rd.
Kansas City

Foundation 1

5616 Raytown Rd
Raytown

Foundation King

1321 N 13th St

Foundation Recovery Systems

224 Sparks Ave
Moberly

George Higginbotham Concrete

4011 Terrace St
Kansas City

Golconda Group LLC

735 Southwest Blvd.

Gordon Energy & Drainage

15735 S Mahaffie St

GRANT RENNE & SONS INC

1200 E 8TH ST
Kansas City

Hard Rock Concrete

8209 W 91st Ter

J R Construction, LLC

2001 Grand Blvd
Kansas City

John Peoples Concrete Construction

1412 Hale Ave
Platte City

Just Right Concrete

6512 N. Michigan Ave
Gladstone

K&K Floor Covering

7821 W 65th St

K.E. Smith construction

8631 N. Kansas Ave.
Kansas City

Kansas City Master Companies Inc

13501 Arrington
Grandview

KC Concrete Care

3357 Harvester Rd

KC Pro

1616 N Corrington Ave
Kansas City

King Piers - Foundation Repair Specialist

14825 E. 42nd St. S.
Independence

Lumberjack Construction Inc.

9431 Somerset Drive

MAC General Contracting

5908 N Jackson Dr
Kansas City

May Development Co

4325 Troost Ave
Kansas City

McGill Construction

605 Meadow Court
Raymore

Midwest Mudjacking

Kansas City

Miracle Method Surface Restoration

1705 SW 21st
Blue Springs

Morris Pool Services

66th st
Kansas City

Mudjack - It

4249 Laramie
Kansas City

Mudjackers & Concrete Repair

19101 Scott Road
Holt

MURRAY CONCRETE INC

8329A Monticello Rd

Nelson Eddy Construction Inc

25410 E St Rt EE
Harrisonville

ON THE RISE CONCRETE SERVICES

4909 WHITNEY DR
Independence

Outdoor Escapes

2409 SSW 2nd Ter
Blue Springs

Painting Plus, LLC

4008 NE Barry Rd

Parks Roofing and Renovations

3843 Montgall
Kansas City

PierMagic Foundation Specialists

13024 2nd St
Grandview

Platinum Outdoor Concepts

PO Box 15692, Lenexa KS, 66285

Presko Custom Homes LLC

P.O. Box 11115
Kansas City

Pro Foundation Technology Inc

5525 Raytown Rd
Raytown

Professional Finish Concrete LLC

23946 Crescent Hill Rd

Renovation MD

2040 W 31st

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

SAXCO CONCRETE INC.

1405 N ANNIE ST

SealMaxx of Kansas City

13800 Prospect Ave
Kansas City

Summit General Contracting

205 E 1st street
Lees Summit

Sunshine Home Improvement LLC

2849 Terrace St
Kansas City

The Remodeling Pro

12519 Blue Ridge Blvd
Independence

Tomahawk Contracting

1520 Central Ave

Tri-Con Properties Inc

14125 w 143rd st

Van Pelt Contracting

7280 NW 87th St
Kansas City

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