Oklahoma City Modular Home Remodeling Companies

in Oklahoma City, OK

Local Articles in Oklahoma City

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

Signing a contract (Photo by Katie Jacewicz)
Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home

Don't get burned by failing to read the fine print of a home remodeling contract. Check out these things every remodeling contract should contain.

Angie's List
Drywall, Fencing, Fencing & Driveway Gates, Painting - Exterior, Painting - Interior, Plumbing, Remodeling - Basements, Remodeling - General, Remodeling - Kitchen & Bathroom, Remodeling - Modular & Mobile Home, Roofing

Houston roofing complaint | Contractor claims leaks are coming from plumbing, not roof.

Angie's List
Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home, Roofing
Homeowner claims property manager hired to oversee roofing work, drywall repair and electrical upgrades allowed contractors to do unsatisfactory and incomplete work.

Angie's Answers

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Todd said it best.

An itemized list / cost breakdown, more often than not is used against the contractor when it is shared with other builders who will then beat it.

Good contractors use good people, and good people cost more.  Just the cost of having the appropriate insurance / bond can be the difference between winning a job or losing it ot a 'lower bid'.

It is the rule of three; there is Good, Cheap and Fast.  You can have any two:  Good and Cheap, won't be Fast; Good and Fast, won't be Cheap;  Cheap and Fast, won't be Good!

When comparing bids, it isn't the cheapest or the 'nicest' person you should select.   You should understand why there is a large price difference (it shows there are gaps in your design program or what you have asked for specifically, which means there may be arguments later).  If most of the bids are in line, and one is way high or way low,  you want to know why before dismissing or selecting them.

A price-only decision almost always costs more in the long run. 

Good luck!
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There are two sides to this and everyone will have an opinion.  I can tell you that from a contractor's point of view a customer that is up front with me is much easier to work with and the entire experience is much more pleasurable to all parties involved.  If you treat your contractor like there's always something to hide from him expect the same in return.  A good contractor is going to take your budget into consideration and make recommendations based on that budget.  When possible, he's going to estimate the work 10-20% under your target to leave room for the unexpected.  With any remodeling work, there's always the possibility and likelihood that there will be surprises that will have to be added such as mold damage, improper existing framing, etc.  The cushion allows room for the project cost to grow without going over your budget.  If no problems are found and you decide to spend that money some of the final finishes can be upgraded or other projects added.

Another good arguement for disclosing your budget to your contractor is to save you both some time and aggrevation.  You may have a $10,000 budget and want $30,000 worth of work.  Wouldn't you like to know your desires aren't possible before you get your hopes up or spend money on design fees for plans you can't afford?  Likewise, the contractor doesn't want to put in the hours of calculating the estimate only to find out it was all for nothing or that he has to refigure for a much lower cost after pricing what you specified.

Be fair and honest with your contractor if you expect the same respect in return.  You'll get a lot more out of it with the right contractor.

Todd Shell
Todd's Home Services
San Antonio, TX
?

Herlonginc's answer stated that it is not the contractor's job to pay for materials and labor to do the job. I say baloney - a reputable, established contractor has the funds (or a business operations line of credit) to "carry" the job between interim or partial payments, each of which should be keyed to completion of distinct easily measured mileposts in the job, and for a homeowner I would say should be in not more than 20% increments for jobs exceeding a week or so. For shorter jobs, then an initial payment, 50% completion, and completion would be normal. His cost of carry funds is part of his cost of doing business, and is figured as part of his overhead.Bear in mind when he is buying materials and paying labor, his materials he typically pays for on a 10-30 day invoice, and his labor typically a week or two after they work, so he is not really "fronting" that much money if you are giving him weekly or biweekly interim payments, on a typical residential job.

If he does not have the funds to buy materials (excepting possibly deposit on special-order or luxury items, which still typically are 10-30 day invoiceable to him) and hire personnel then he is a fly-by-night operation, and he should not be bidding that size job. You should never (other than MAYBE an earnest deposit of not more than the LESSER of 10% or $5000) let the payments get ahead of the approved/inspected work progress - typically payment should be 10-20% BEHIND the progress, with at least 10% retained at the effective end of work until final inspections and completion of the final "punchlist".

That promotes rapid continuation of the work, discourages the all-too common nightmare of contractors taking on more work than they can handle so they leave your job for weeks or months to go work on someone else's job (frequently to start that someone else's new job so he can get the job), and does not leave you out a tremendous amount of cash if he does not finish and you have to hire another contractor to finish the job. Remember, if you have to hire a new contractor to finish the job, he will charge you a lot more than the original bid to finish someone else's unfinished mess.

This may seem cynical, but having started in the construction business about 50 years ago and seeing the shenanigans that a lot of contractors pull you cannot be too safe. You have to remember contractors are like any other people - I would say maybe 10% are outright crooks, another 25% or so will pull a fast one or overcharge if the opportunity presents itself, maybe 30% will do the work but not any better than they are forced to, about 25% are good conscientious reputable workmen, and the last 10% or so are really spectacular - conscientious, fair, and efficient craftsmen. This top 35% are the only ones you should have bidding in the first place. Therefore, only get bids from long-term reputable firms (so you shake out the marginal short-timers with less experience and also generally less ability to finish the job on budget and schedule), only those that have good RECENT references, and preferably with excellent word-of-mouth recommendation from people you know and trust. That way, you are starting right off with the cream of the crop, so hopefully whichever one bids low should be a good choice.

NEVER start with bids, then check the references of the low bidder - why even consider a vendor or contractor who you do not have faith in from the start ? Get references and short-list you possibles BEFORE you ask for bids.

Low bids - that is another matter - commonly the low bidder is NOT who you want, especially if he is significantly lower than several others, which might mean he is desperate for work, made a math error, or did not correctly figure the entire scope of work. You want a reasonable bid with someone you connect with and trust - that is worth a lot more in the success of the job than the absolute lowest bid.

 

?
You should always get a set of print and pull a permit when remodeling you home. It is a good thing that you want to be involved in your project. I do have some reservation about the electrical work. There is a lot at risk with doing the work yourself. If the house burns down you will never get the insurance money, unless your a certified electrician. Now of days 90% of home fires are blamed on electrical problems because the insurance company is to lazy and cheap to investigate the true problem. Also find out if the city you live in will allow you to perform the work. Make sure you coordinate your subs to have the proper time and space to perform their job. You don't want people working on top of each other. If you order all you materials make sure everything is there before you start your project. Have your subs check for proper and full items to be installed. Make sure every sub has a working set of prints. Make sure you have all the demo done before your subs show up to work. Schedule your plumber first, do any final framing or electrical work while you wait for inspection. Electrical inspection next followed by framing, insulation, and wallboard. All subs must get a final inspection on the job before you (the GC) can call in your final inspection.
?
The answer depends on your contract.  If you do not have a written contract, you need to begin documenting everything.  Begin by using a calendar and marking the days the contractor started, worked, you had to speak to him/her about the work, etc.

Next photograph the work you feel is sub-par.  If work has been corrected, photograph it now to have a record of its condition.  If you have any "original" or "before work began" pictures get those together, too.

If you do have written contract, see what it says about warranties, complaints, failure to finish / comply, etc.  Holding the money may end up with the contractor taking YOU to court for the funds - you cannot just hold the money.  You need to document in writing what is wrong, what you expect to happen (be specific) and when it should happen by.  A good contract will explain if and how money can be held, how the arbitration or complaint is filed, etc.

You should also invite another contractor to come in and bid the work to finish the job.  They can confirm the quality of the work and give you a price to fix / finish the job.  This gives you justification for holding the funds and an option to finish the job.

If the contractor is not willing to fix the work or listen to direction, do not allow them back in the house.  A judge will ask you why you let them continue to do work if you found it unacceptable.  Take back the key or access to the building - you can also attempt holding any materials or tools as collateral if the cost of repair is higher than the amount owed.  Again, document what you are holding, its estimated value (google or ebay search), etc.

Finally, in writing you should fire the contractor and state the exact reason(s).  Document everything; if it is done in person after they leave make notes of what was said, agreed upon and disputed.  If you are satisfied that what you have paid is fair compensation for the work done, make sure this is noted in the letter firing the contractor.  If you feel money is owed, you will need to file a small claim in your local court.  Include the documentation you made, notes, letters, etc. when you file your claim so the judge will have a copy of everything.  Don't forget to contact the BBB.

Do not wait for the court date; go ahead and hire the other contractor and have the work completed.  Bring this invoice to court with you (file it before the court date if you can).  Bring photos of the finished work (again, file it with the court before the date if possible).  You must show what good quality work looks like vs the poor quality work.

Otherwise it will be a your word against the contractor and you will most likely lose, (the contract is a promise to pay for work) or even if you "win" you will most likely split the difference between the argued amount of money.  Also be prepared for the contractor to file a small court claim against you.  Same process as above, except now you will respond to the summons with a copy of your stuff to defend your reason for holding funds instead of asking for money back.

Good luck!
?
Yes, you can ask for these items.  Second Century Homes answered your question well - most contractors do not do a break down to prevent haggling on items that shouldn't be part of the discussion.  People sometimes forget to allow the builder to make money. . .  Builders also want the entire job, not the nickle and dime menu selected items - you may find the contractor says "Thanks, but no thanks" if you ask them to remove portions of the work.

The real question is why do you need this break down?  If you are thinking you will do the demo yourself to save money, you can certainly tell your contractor this - but I would be willing to bet once you buy or rent the tools, haul the trash to the correct disposal dump (many trash dumps will not take home building materials anymore) and clean up / prep for the new work - you will have spent more and delayed the project more than just letting the professionals do it. Plus, do not be surprised when they still have to do additional demo work that you didn't know would be needed to complete the job, etc.

Also keep in mind that cutting portions of the work out of the job to do later is not a money saving move.  You will find that the cost for the individual items go up when done seperately - the contractor has to come back multiple times, has to set the equipment back up, possibly pull seperate permits, schedule the work crew / subs, etc.

If you are asking for the break down to compare bids, then again, tell the contractors what numbers you want to see.  If you are doing it because you feel the total price is too high, have a discussion with your contractor; they may be able to suggest ways to save costs, etc.  Ultimately if you know the materail costs, and have the total figure, you can do a pretty good estimate of the percentage for labor and profit in the job.

It is your project and your contract, so you can ask for anything you want on the quote - just be clear on why you want the information so the contractor can work with you.

Good luck!

Mobile Home Remodeling reviews in Oklahoma City

F

Rating
I bought a trailer home and the seller (dealer) said they just finished making all of the structural repairs and were about to start the cosmetic repairs. He had not put electricity to the house so he did not know if the heater worked. There was water damage but he stated they fixed the leaks. I could see they were starting on repairing the walls and were spackling and had paint tools in the trailer. I could see the carpets needed replaced and accepted the risk of appliances not working. he wrote as is on the final bill of sale to cover the cosmetic issues after I had signed it.

After the trailer was set up I discovered the cosmetic issues were not skin deep. I also had to pay for AC work. then finally got a well hooked up. Even though there was a sign on the water heater stating the unit was winterized, the pipes were all broken and the entire underside needed replumbed. Then on the first rain, I found they didn't repair the roof and water was still getting in. removing the water log ceiling I could see light coming through the roof. They also did not fix the gutters when they repaired the roof allowing water to get into the wall. At first he said he would have the person who repaired the roof contact me but that person never contacted me. When I followed up with the salesman he changed his story and said As Is applies to everything and He didn’t winterize it and he did not repair the roof. When I called to let them know I would have to contract independently for the repairs, they did not answer my calls and have not answered any calls since. I have no problem with the cosmetic repairs and fixing the old water damage but do I have concern with the verbal statement that it was structurally repaired and only in need of cosmetic repairs. I bought the trailer through a brick and mortar dealer, not off
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
’s list or from a private seller!
- David R.
F

Rating
On June 16, 2014, my husband and I contracted with and paid a deposit of $565.00 to
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to provide architectural drafting plans for our planned home remodel. We were initially told that a draft plan would be sent to us by the end of the week. Instead, we received a call to let us know that a drink had been spilled on the measurements the contractor had documented during a visit to our home on the 16th so a follow-up visit was scheduled and completed on the 20th. On June 25th, we began calling to check the status of the drafting plans. On June 30th, an associate with a related firm called to tell us the contractor experienced health issues. On
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1st, an associate (different than the actual contractor/person who owns the business) at
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
sent us a first draft after which we sent an amendment and experienced delays of a week to a week and a half between the original and 2 amendments. After we sent the 2nd amendment, there was a 3 week delay in getting any response and to date, 9/11/14, we still do not have final plans from
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and they will not answer phone calls or emails. We have called daily and sent numerous emails
- Janet J.
D

Rating
I was contacted by
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via telephone and offered a "complimentary annual inspection". They had done work at my home previously. I agreed and the inspection took place on 7/22 by
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Freeman.
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
told me that I had a leak, that there was significant water under my house and that the repair was urgent. In addition to the photograph of a leaking galvanized elbow pipe that he showed me he also showed me photos of five piers that he said were rusted and required replacement. He recommended all plastic pier bottoms instead of the very heavy wood that was on top of plastic sheeting. He also strongly recommended that all the sheeting be removed so that the area would "dry faster". He prepared an agreement for $1355 for the replacement of five piers and installation of 31 plastic pads.
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said that the leaking elbow could be replaced inexpensively but that
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would not guarantee that work unless I also had the entire water main replaced. The price for the job he described as including concrete demo and replacement, as well as a potential for siding demo was $2,000.
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described the concrete demo to me in detail explaining how it would not match perfectly but that it could be completed in one day requiring most likely two men. He said the work would be guaranteed for a year and that it would be inspected every six months. On
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28th
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arrived with a helper to do the work. The first thing he said to me was that the description of the work, the concrete demo wasn't clear and did I know about it. I asked him if he had photos and he did. I showed him the agreement, he made a phone call and when he returned I asked about it and he said there was no concrete work, none.
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asked me why I wanted all the plastic pulled from under my house. It was written on the agreement that I wanted it pulled. I told him that
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
recommended it as a way to dry out the water under the house.
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
told me that it was always better to have the plastic there. I felt confused because it was not clear to me if
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
didn't want to do the work or if
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
had proposed something that was not the case as he had in the demo of nonexistent concrete. Finally, I agreed to have only the middle section of plastic removed even though I'm still confused about this matter. Frankly, I think I was better off with the plastic in place. Prior to having this work done, I had asked
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if he would return and inspect the work their staff executed. He agreed and returned on
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30 with his two small children. He took them under my house! Although I didn't want to challenge him in front of his children I did tell him that I was disturbed by the price and the fact that there was no concrete work to be done at all. He did not give a reply but told me how great all the work was and then revealed that the galvanized pipe, the elbow pipe that leaked was replaced with a stainless steel flex line, not a pipe! I told him that I was very dissatisfied with that and would not have agreed; I didn't pay $2000 for two feet of copper pipe and a flex line! I called
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to complain and was assured that
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or
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would call me back. No call. Then the main leaked substantially. On Saturday
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came and made the repair so now I have about 12 seams on the main. It has stopped leaking. I had a plumber come to do a pressure test and it held. I asked for an estimate of what that work would have cost from that company and it was less than half of what I paid. I did not get a senior discount, that is for sure.
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wrote up an agreement for work that was not required; they had to know it was not required because their own staff recognized that upon arrival. They charged me an outrageous price and despite two phone calls and two emails, they have not replied to my complaint. I want half the money I paid for the main back and I want 25% senior discount on the entire outrageously priced work too. Beware, beware, beware!
- Paula H.
A

Rating
This business responded promptly to all of our questions concerning the replacement of our doors and the materials best suited for their construction. To begin with let me say that my wife and I have a number of items needing replacement in our 22 year old Double Wide. The owner came out to our house and measured our doors and windows while also discussing a large stoop or small deck needed out back. Later that afternoon he called with the two estimates, one for the doors and one for the windows, so we could decide the best route to take in their replacement. By the way, I was not charged a cent for the appraisals!
We began we the replacement of the two doors. The two gentlemen sent out to do the work could not have been better.......Just one instance of how these guys went above and beyond. I bought two door knob and deadbolt sets at Lowes Home Improvement. Naturally one of the sets I purchased was incorrect which was not discovered until the job was near completion. Since I am disabled I do not drive and I knew I would have to go out that evening with my wife after she got home from work to replace the wrong lock. Then I would have to install the knob and deadbolt myself. Well, I was so very wrong! The guys took my wrong parts repackaged them, returned and exchanged them on their own time. This was nearly an hour round trip, yet they did it, drove back and installed the correct parts without me ever asking them for their much needed help. How great was this service!!!!!!!
Thank you guys so much,
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McKirahan
- Larry M.
N

Rating
I had many issues that were not
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's fault that got us off to a late start. But he stayed with me thru my ups and
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. Finally we made in together and things were running great until I had my 3rd Power Surge! When
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's crew was moving the dryer and the lights dimmed and brightened. He called me immediately and the job was stopped. The next day he was here with me along with his crew explaining everything to the electrician and the power company. Finally every thing was fixed and away they went. I felt very comfortable working with and around all of his crew. They are very professional and know their work. I could call
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any time within reason, and he always called me back in a timely manner. Something that you can count on with
Oklahoma City Modular Home Remodeling Companies Provider Name Locked
. He also keeps on top of his crew and they work well alone. I really am Loving the work they in my home and can't wait to show it off. I will definitely have them back. I would recommend them for any job. They do fantastic work. One problem....they refused to follow me to Arkansas to work on my home there!!
- Joan T.
B

Rating
Friendly workers, cleans up after themselves. They also have been helpful working around our crazy work schedules. If it's outside work they start on it even if we are not there yet.
- DENNIS B.
A

Rating
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purchased a house a few years ago which was under some definite distress and waived inspection so I was expecting some issues.
However, the day after I purchased the house I received a code violation that my huge retaining wall needed to be inspected by an engineer.
Rich showed up and did determine that the wall was about to fall, and i don't doubt that it was..
He drafted me new plans which were carried out by a professional excavator and ended up costing me about 12,000 dollars.. without these plans it would not have been possible to get the job done.
Rich helped me go back and forth with code to get the project finally approved.. there were some real sticklers in the code office which you could tell just wanted to put in their 2 cents and Rich was able to "put them in their place" in a professional and prompt manner and allowed us to get the project going.
Rich is not only a home inspector, but a legit engineer who understands the real math behind these problems and can tell you exactly what needs to happen in order to hold the weight and other factors which most of us would never understand. Many people can come inspect your home and tell you whats wrong, but not many of them have the certification to give you stamped plans to get the process actually completed.
I would use Rich again in a heartbeat if I have other problems.
What prompted me to write this review years later was that I have some structural issues in a new house I bought and Rich was very informative to me over the phone and really helped me get a project going.. and he had no reason to do this other than he is a good guy.
So I just want to come here and encourage you all to give him a shot if you need a home inspection and plans.
- ryan C.

All Modular Home Remodeling Companies in Oklahoma City, OK

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

A OK Roofing & Windows

6957 Northwest Expy
Oklahoma City

A&R Remodeling

Oklahoma City

Absolute Artisan llc

4712 Stonegate Dr
Norman

Absolute Plumbing LLC

2783 County St 2768
Cement

Action Repair & Drywall

709 Robin Hill Rd
Edmond

Advanced Solutions by Able Profressionals

4012 NW 56th Terrace
Oklahoma City

Alicia's Mason Repair

29639 Kickapoo Rd
Mcloud

All About Homes

A COMPLETE HOME REPAIR, MAINTENANCE AND REMODEL CO
Oklahoma City

Armoured Construction LLC

5015 NE 120th ave
Norman

Artisan Remodeling, Inc

4012 NW 30th St
Oklahoma City

B & B SALES CO

712 S BROADWAY AVE
Oklahoma City

B & G Customs

1225 Woodbine Cir
Oklahoma City

Brewer & Associates LLC

524 Tower Dr
Moore

BTM Roofing and Construction

207 E Harmon
Oklahoma City

Casallas Painting

4321 Nw 164 Terr
Edmond

Coley Design & Remodel

26 Shady Grove Rd
Mcloud

Condor Construction

528 SW 102nd St
Oklahoma City

Custom Exterior Inc - General and Siding Contracto

9406 Buttonwood Avenue
Oklahoma City

Dach Construction and Roofing

P.O. Box 12246
Oklahoma City

Daniel Manning Construction

8305 NW 107th St
Oklahoma City

DB Installations

237 W Pines Way
Mustang

Discount Remodelers

8005 S Interstate 35
Oklahoma City

Dunrite Painting & Drywall

1002 SW 89th #506
Oklahoma City

eaves home remodeling

10203 Lynn Creek Rd

Escape Construction Services LLC

12117 NW 133rd Ter
Piedmont

EVETT ELECTRIC INC

620 Living Springs Trail
Goldsby

Flooring Innovations

514 N Canadian Terrace
Mustang

Greenwing Construction

8451 123rd Street
Noble

H & P Construction

RR 2 Box 394
Lawton

Handyman Hurley LLC

32 Bella Vista Lane
Shawnee

Handyman Remodeling Landscaping

2604 Jeannes Trl
Edmond

J & A Plumbing Co

804 N Cedar Dr.
Midwest City

J & H Home Improvements LLC

216 E Cedar Dr
Tuttle

JC Remodeling

1212nidependance

Kasik Remodeling

5912 SW 21st St
Oklahoma City

KEN SCOTT CONSTRUCTION

8020 NW 120 ST
Oklahoma City

Lee Restorations Co. Inc

2940 South West 139th Street
Oklahoma City

Lukhu Interior Design

13917 Fairlhill Avenue
Edmond

Master Construction Professionals

729 North Norman Ave
Moore

McCallie Construction

15601 Rolling Terrace Dr
Oklahoma City

McDermott Construction

9221 NW 99th St
Yukon

Mtz Renovation llc

1145 sw 23 st

New In Oklahoma Local Service Companies

5770 NW Expressway
Oklahoma City

Oklahoma Roofing and Construction

7004 S. Triple X Rd.
Choctaw

OSR Construction Co

1003 Messenger Ln
Moore

PATCH GUYS LLC

7700 RICK DRIVE
Harrah

Peach Construction

1404 Oak Drive
Edmond

Quality Construction&Concrete

17 NW 147th St
Edmond

Real Deal CC LLC

222 W 12th St
Stroud

Red Head Rehabs

12004 Hatteras St

Reed Remodel and Design

545 Williams St.
Tuttle

Remodeling Contractor Oklahoma City

119 N. Robinson Avenue
Oklahoma City

Renewed Renovations

PO Box 45
Kiefer

Renovation Ect.

8201 Rambling Rd.
Okc

Renovations Ect

8201 Rambling Rd
Okc

Schwakes Service

315 Collins Moss
Sulphur

Sooner Construction

415 E Normal St
Tahlquah

Sooner State Home

9933 SW 23 St
Yukon

Spinnaker Construction

11805 Talver Lane
Okc

Swift Exteriors

500 N. Meridian Ave
Oklahoma City

Tearice Willis Interior Renovations LLC

7305 N Ann Arbor Ave
Oklahoma City

The Castle Company LLC

10200 S. Sunnylane Rd
Oklahoma City

Timberlane Roofing & Construction

6775 Boucher Dr.
Edmond

Total Home Construction

P.O. Box 30765
Midwest City

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