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A
"When originally came over, we weren't sure if we would have him do the driveway as well or not. We showed him the area we wanted the" patio, and the driveway. He took measurments and asked a few questions, and then emailed the completed estimate (all the costs/charges were broken down into categories) shortly after leaving. His estimate was in line with what we were expecting per sqft (a previous contractor wanted to charge us twice what 's estimate was). That plus his previous work and the professionalism he showed during the estimation convinced us to hire his crew. When they came to complete the work, he let us know what to expect and when they would be here as well as when we would want to be here to do a final review. He and his crew did excellent work, in exactly the time they had estimated (2 days total with curing and drying). Our patio looks awesome and the driveway was done well also! We will definitely hire him again.

-Jenni S.

A
"Their estimate was the lowest of three bids I solicited but their work was great. They were clean, showed up on time and did a fine job. I would not hesitate to ask them to do more work at our house.

-James C.

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Local Articles in Kansas City

a stamped concrete patio

Stamped Concrete Adds Affordable Appeal to Outdoor Patios

Many homeowners are opting for stamped concrete patios that mimic the look of stone, brick or tile. Perfect for any outdoor area, such as surrounding a pool, stamped concrete offers the ability to get creative with patterns and colors.

Black Hawk pilot James Hagerty and his wife, Samantha, of Port Wentworth, Ga., say Angie's List is invaluable in finding reputable contractors. (Photo by John Carrington)
Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Plumbing, Remodeling - General, Remodeling - Kitchen & Bathroom, Roofing

Hiring a reliable service provider can be a difficult matter when a loved one serves overseas, but Angie's List can help on the homefront.

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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

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Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home

Customer of Atlas Constructions Inc. in Austin, Texas, says the company was not properly equipped to handle concrete work.

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

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Angie's Answers

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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.

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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.

Stamped Concrete reviews in Kansas City

A

Rating
did a great job and was able to offer some great ideas for my patio. He was open to my ideas and feedback and incorporated them into the project. I had a couple of problems months later and came back and fixed for no charge.
- john Q.
A

Rating
The job went extremely well from start to finish with every concern about this type of application being explained in detail. made contact with me on several occasions prior to the start of the job and was very prompt when it came time to start. The crew sent out was very professional and had an acute ...More eye for detail in every aspect. gave me a time frame for completion and exceeded every expectation I had. I cannot believe what this guy can do to old blah concrete. My basement looks like hand laid marble without the price tag. I searched around and is definitely an industry leader in the decorative concrete and natural stone restoration .
- Brian M.
A

Rating
The repairman arrived at the appointed time. I liked the fact he called ahead and said he was coming. The work was shown to him. He quoted a price that was acceptable. He had to purchase some new brackets for the railing from HOME DEPOT but there was no up charge for the material.
The railing was attached first Hole were drilled in the concrete ...More for the screws.
Siding was repaired and secured. . Primer was used to cover the nails used.
Work was performed in a professional and quality manner.
I was extremely satisfied with the work performed and the repairman.
I will use this company again in the near future.
- James B.
A

Rating
There were some snags in the patio construction, and was right on the job and got it fixed immediately to our great satisfaction. The patio when in fast, no problems, and was completed exactly when it was scheduled to be done. We so appreciate the straightforward treatment we received and the professionalism all his workers ...More have. If you choose to use Mr. 's service, you can expect beautiful, well built construction from a person who takes pride in his work and wants his customer to be satisfied and happy with the work he does.
- LYNN H.
A

Rating
Overall we could not have been more pleased with the work on our retaining rock wall. The work performed by was quick, efficient, timely and the final product was perfect. Now, our sloping yard has an attractive redbrick retaining wall that enhances the overall look of our home. Excellent work!
- Rebeca S.
A

Rating
I have no complaints. Of the handful of companies I called, was the first one to get back to me and came by the next day. He listened well to what I was thinking and was able to draw up a suggested plan and give me a price right then and there. His price was competitive, but I decided to go with another vendor based on a design/materials ...More preference. However, I wouldn't hesitate to call ACS again in the future.
- Rebecca F.
B

Rating
The bid process went well. He came by when he said he would and asked good questions. I decided to go with another vendor because I liked their design ideas better, but was a close second choice.
- Rebecca F.
F

Rating
First we inquired about how much dust there may be. We were advised that it is almost a dustless process. Wow, that was an incorrect statement. We had dust everywhere.
They did grind down the floor. The crew leader, advised after the floor was ground, that he didn't expect the floor to be able to hold a stain as ...More to much aggregate was now exposed as we had unlevel floor. This would have been nice to know that this was a possiblity before they started, but was never discussed with us. We were hoping for a brownish high polished floor, what we have a grey concrete color polished floor.
I have asked the owner, on more than one occasion for the details of the products used, as we might be able to seal the floor which might give it more color. However, has only replied that he has a product Bellatrix, "that might be the ticket." With the lack of communciation I can't have do anything else to our floor. All I want is the name of the products used on the floor. His crew leader, has advised that the stain was Acid Stain. , the owner has advised that they used a hardener as well. We have asked for the manufacture / brand of the hardener but he has yet to provide it. I don't know how someone stays in business with these poor poor communication skills.
The job was over promised. I have attempted to get information from so that I may be able to try an improve the look of the floor. But I can't do anything with out knowing all the products used on the floor.


- Scott C.

Stamped Concrete Contractors in Kansas City

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

A Handyman & A Greenthumb

30893 W 152nd St
Excelsior Springs

AA Construction

PO Box 945

Absolute Home Renovation

8825 Bond Street

ACS: CONCRETE | CONSTRUCTION

20559 S Lone Elm Rd

Affordable Energy Solutions

4445 NE Blue Jay Drive
Lees Summit

Affordable Excellence Concrete

2120 NW 58th St
Kansas City

All Concrete Inc

16909 S Graham
Pleasant Hill

All Season Renovations

1501 S Maywood Ave
Independence

All Under One Roof

716 S Meadowbrook Street

All Weather Decks

17173 Jessica St

All-Pro Concrete Design

PO Box 2119
Lees Summit

Allan D Surber LLC

517 North East Golfview Dr.
Blue Springs

ALLIANCE CONCRETE CONSTRUCTION

619 S MAIN ST
Grain Valley

Alpha Construction

3212 n 44th st.

Andy OnCall

Greater Kansas City Area
Grandview

Anthony Weir Plumbing & Remodel LLC

8404 E 105th St
Kansas City

AP Custom Works

24601 SR 92
Excelsior Springs

Aquatic Builders

15630 S Lindenwood Dr

ASAP Electric

11800 Shawnee Mission Pkwy

Atlas Landscape

9002 NE 91st Terr
Kansas City

Atlas Remodeling, LLC

12012 E 57th St
Kansas City

Ault Design and Construction

1212 SE Broadway Dr
Lees Summit

BAKKEN CONSTRUCTION

3021 S BLACK FOREST AVE
Blue Springs

BENNETT CONCRETE, LLC

7887 SE DYKES RD
Holt

Big Red Decorative Concrete

10524 N Grand Ave
Kansas City

BMI Construciton

1105 s prospect
Kearney

Boom Ltd.

212 E 18th Ave.
North Kansas City

Breckenridge Builders Inc

2315 W 104th Terrace

Brett KisnerConcrete

1813 ne 4th
Blue Springs

Browne Concrete

18725 High Prairie Rd

C & C Contracting LLC

609 NE Adams Dr
Lee Summit

C Bros Concrete

25304 S. SR K Hwy
Harrisonville

C&C Concrete L.L.C.

7422 Stearns St

Chapman Concrete Construction LLC

1204 NE Hunters Rd
Blue Springs

Complete Living Concepts LLC.

11703 Centennial St
Peculiar

Conard's Concrete Products LLC

1391 SW 825 Rd
Holden

Concrete Concepts

2214 S. Lennox Dr

CTi of NE Kansas, LLC

507 Forestglen Ln

D & C Concrete Co. LLC

12904 Grandview Rd.
Grandview

Deckadence

9006 W 121st Ter

DS Decorative

207 E. Pine
Butler

Floor Perfect

1915 Nebraska Ave

Foundation 1

5616 Raytown Rd
Raytown

FOXYCOXYLLC

P.O. Box 542
Lexington

Full Features Nursery Inc.

13518 N Hwy 169
Smithville

G.C.S. concrete

2923 dune drive
Odessa

George Higginbotham Concrete

4011 Terrace St
Kansas City

Golconda Group LLC

735 Southwest Blvd.

Hammer Down

33700 E. Oak Hill School Rd.

Handyman By the Hour - Phil Overbay

5704 Norfleet Rd
Kansas City

Hard Rock Concrete

8209 W 91st Ter

Heartland Renovations

9904 N Lydia Ave
Kansas City

Henry Contracting LLC

General Delivery

Heritage Exterior Design LLC

124 N Prairie Street
Liberty

Hernandez Remodeling

2501 n 49th terr

Hinkle Hardscapes

4124 NW Riverside St
Riverside

HODGES GARAGES

10334 MEADOW ST

HOLLIDAY CONCRETE

3424 nw Duncan rd.
Blue Spings

HQ Services

PO Box 8585
Kansas City

Impact Restoration, Inc

923 NE Woods Chapel Road, Ste 176
Lee's Summit

Infinity Home Innovations

1001 NE 83rd Street
Kansas City

Infinity Home Innovations

7905 N Broadway Ave
Kansas City

Integrity Stone Restoration

10509 E 40th St
Kansas City

J&A concrete finishers

1118 E Sleepy Hollow Dr

JC Casazza Rehab & Remodeling Co.

6347 NW 49th ST
Kansas City

JIGA Construction

32460 Magnolia Ln
Excelsior Springs

Jim King's Manicured Lawn & Landscape

6436 E Truman Rd
Kansas City

KC Pro

1616 N Corrington Ave
Kansas City

Kelly Reed Contracting

8642 Melrose St

Leath & Sons Inc

9301 E 63rd St
Raytown

LEO CONCRETE CONSTRUCTION

1221 SE Broadway Drive.
Lee's Summit

Lews Concrete Const LLC

1907 Joe Ln
Kearney

LODDER'S CONCRETE

17918 Old Bb
Holt

Lotus Lawncare and Services LLC

PO Box 28056
Kansas City

Lumberjack Construction Inc.

9431 Somerset Drive

M & M TOTAL CONSTRUCTION

4917 N Central
Kansas City

mark yancik construction co

508 nw manor dr
Blue Springs

MCGHEE CONCRETE

301 SE Alexandria
Lees Summit

McGill Construction

605 Meadow Court
Raymore

Measure Twice Restoration LLC

8011 Paseo Blvd.
Kansas City

MEL Contracting

1040 NW S Outer Rd
Blue Springs

Miller's Kampark

145 1/2 N Stewart Rd
Liberty

Morford & Associates Inc.

967 Hwy T T
Bates City

Morris Pool Services

66th st
Kansas City

MURRAY CONCRETE INC

8329A Monticello Rd

Natural Balance Paint Co

602 n.e.73rd terrace

Nelson Eddy Construction Inc

25410 E St Rt EE
Harrisonville

Nicolaisen Concrete

1713 Southwest 11th St
Blue Springs

OASIS POOLS, SPAS & SAUNAS

105 W. Gilman Road

Olympic Lawn & Landscape, Inc.

33803 East 50 Highway
Lee's Summit

Platinum Outdoor Concepts

PO Box 15692, Lenexa KS, 66285

Precision Custom Homes, LLC

103 NE 114th St
Kansas City

Pro Paving & Sealcoating

1217 Nw Scenic Dr Grain Valley
Grain Valley

Probuilt Patio Enclosures

7900 NW 100th St
Kansas City

Proconcretefx

8108 E 134th St
Grandview

Projectquote LLC

7123 west 95th street

Ray Cochran and Company LLC

4412 NE Briarcliff Ln
Kansas City

Remodel Masters

13225 S. Foxridge Dr.

Renew Crew

11507 S Strang Line Rd

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

Rock and Wall Landscape

8500 NW River Park Dr Ste 136
Parkville

Rock Creek Roofing and Construction

525 NE Bristol Dr
Lees Summit

Rock n More

9817 Foster

SafeHouse Contracting

8407 NE 110th Ter
Kansas City

Sands Construction Company

25156 Tonganoxie Drive

SealKC

401 S Clairborne Rd

Signature Residential Concepts

1416 Hanover
Independence

Slagle Property Improvements

6642 Indiana Ave
Kansas City

SNJ Construction

7501 NW Tiffany Springs Pkw, Ste. 502
Kansas City

Stampcrete of Kansas City

7113 W 135th Street

STOGS Concrete Design

1407 Clay St
Kansas City

Stroebele Landscape, Inc

P.O. Box 32298
Kansas City

Suburban Home Services

312 E. 78th Terrace
Kansas City

Summit Lawn & Landscape

12020 Grandview Rd
Grandview

SureStep Inc.

5151 S. Mingo Rd.

T G Construction Llc

11719 Highway FF
Mayview

Teacher's Landscaping

5431 Charlotte St
Kansas City

Templar Masonry

12580 S Red Bird Ln

The Sharper Edge

610 E 135th St
Kansas City

Trumark Homes

508 NW MANOR DR
Blue Springs

TURF DESIGNERS LAWN & LANDSCAPE

1304 SW Market St.
Lee's Summit

Ultimate Group LLP

309 West 39th st.
Kansas City

Unique Epoxy Designs

7707 NW 75th St
Kansas City

Van Pelt Contracting

7280 NW 87th St
Kansas City

VanBuskirk Construction

801 NE Holliman Ln
Lees Summit

Vanderford Construction

1502 Colony Dr.
Kerney

Walker Concrete

717 S 11th St

Warmzone

12637 S 265 W Suite 100

Will's Concrete Concepts, L.L.C.

8700 Trail Ridge St.
Kansas City

Wilson Concrete & Construction LLC

2632 Six Mile Church Rd
Independence

WOLFE CONSTRUCTION

842 OSAGE AVE

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