Saint Louis Modular Home Remodeling Companies

in Saint Louis, MO

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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

?
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!
?
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!

All Modular Home Remodeling Companies in Saint Louis, MO

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

4R-Construction LLC

PO Box 52215
St. Louis

A & T Construction

1957 Royal Heir Dr
O Fallon

A-TEAM Construction

155 Lemay Gardens Ct
Saint Louis

ABSOLUTE CUSTOMZ

175 Valley Springs Rd
Dittmer

ADM Construction

9812 Gravois
Saint Louis

Ahrens Construction

3030 Sugar Mill Ct
Saint Louis

AHS Construction

1443 Comanche Trace
Saint Charles

American Oasis LLC

125 E First St N
Wright City

American Virtual Associates

304 Whitelaw Avenue

AMERIPRO RESTORATION

127 El Jon Ln
Fenton

Amramp of St. Louis

1236 De Noailles drive
Ballwin

Arch City Property Services

2700 S. Jefferson #58633
Saint Louis

Art-Tec Construction & Sunrooms Inc

198 B Hughes Ln
Saint Charles

Atmospheres

221 Robert Ave
Saint Louis

Aviles Construction/Remoldling

6504 Southwest Ave
Saint Louis

B and D Quality Builders

19 W Osage Dr
Eureka

Ballard Acoustics LLC

61 E. Homefield Pt. Ct.
O Fallon

BECKNER PAINTING & CONTRACTING

7805 MANCHESTER RD
Saint Louis

Best Choice Contracting llc

505 Wallach Dr.
Eureka

BKB Contracting

438 vine st
Ofallon

Blue Thumb Construction, Inc.

3587 Page Boulevard
Saint Louis

BOLT Restoration

748 Hanley Industrial Ct
Saint Louis

BRIAN SMITH HANDYMAN & MORE

2510 FLAMINGO DR
Florissant

CBK INC.

165 Hwy Ee
Winfield

CEB Construction Company, LLC

11062 Mars Ln
Maryland Heights

Christian family contracting llc

Po box 146
Saint Peters

Colgate Design+Build

12444 Powerscourt Dr.
Saint Louis

Constructor's Inc

207 Willard Dr

Contemporary Home Servies LLC

1135 Gahan Dr
Florissant

Crannick Home Remodeling

8035 Brians Way
Pevely

CSL

3026 west main

Curt’s Construction Company L.L.C.

141 Bearcreek Rd
Brumley

Custom Roofing & Exteriors

12720 Paw Paw Rd
Fletcher

Dan Ilges Handyman/Remodeling

9037 Comsul
Saint Louis

Dave's Construction Services

1111 Corregidor
Saint Louis

DESIGN WEST PAINTING & DECORATING

3615 WOODCHUCK DR
Foristell

Ecostruction LLC

305A North Sappington Rd

Enterprise Contracting and Construction

10944 Gravois Industrial CT.
Sappington

Exactly Cleaning & Contracting

2745 Westphalia Ct.
Saint Louis

FAIR REPAIR

616 CHANCELLOR LN
Fenton

FinishMasters construction

1833 Championship Ln.
Festus

Fred's Handyman Services

786 Oakland Manor
Festus

Gateway Construction Solutions

1033 Corporate Square Drive
St. Louis

Get it Done

7045 Lena Ave
Saint Louis

Green World Solutions

7 Count Fleet Circle
Florissant

Haislar Properties Inc

1220 River Chase Dr
Arnold

Hammer&Nails Contruction

5344 Hern
Saint Louis

Handy Andy Contractors

1305 E Over Ave
Saint Louis

Happy Pro Handyman

15009 Manchester Road
Ballwin

Hayes Interior Services

309 Pocahontas Ave

HMS Construction, Inc.

4820 Green Valley Drive
High Ridge

Honey-Dos

Hazelwood

HORNET PROPERTIES INC

17303 MANCHESTER RD
Glencoe

Innovating Renovation

2755 East b st rd

Inservice

200 S Henry St
Farmington

J-R-S Home Improvement

11040 Lin-Valle
Saint Louis

Jupiter Painting and construction

10526 Kamping Ln
Saint Louis

Ker-Mac Construction

1594 Summit Estates Drive
O Fallon

Kiethline Enterprises LLC

3 Donna Drive
Saint Peters

KJB Construction

416 Wyatt Drive
Saint Peters

KLEIN DEVELOPMENTS

209 Lindburg Rd.
Cuba

Lafayette Construction

3000 S. Jefferson
Saint Louis

Lato Construction

1042 Forder Crossing Dr
Saint Louis

Lauber Construction LLC

712 South Main Street

Lawson Contracting

706 English Ivy
O'fallon

LLS Construction LLC

57 Van mark Wy
Saint Louis

Lonestar Handyman Services

13481 Garden Grove

M. Dinzebach Construction, Inc.

3333-6 Rue Royale St.
Saint Charles

M.A. Enterprises

336 Magoffin Trails Court

Martin Contracting & Remodeling LLC

1213 Timberwood Ln
Saint Clair

McGee's contracting

145 Union Hill Rd

McGlynn Pros

167 Lamp & Lantern Village
Chesterfield

McIntosh Construction LLC

1181 Keystone Trail Dr
Chesterfield

McMen Services

3824 birch dr.
Imperial

Michael's Flooring Outlet

12669 Olive Blvd
Saint Louis

Midstate Contractors LLC

8991A Commercial Blvd.
Pevely

Midwest Metal Roofs LLC

2450 Driftwood Ct.
Imperial

Missouri Carpenter and Cabinets

155 Old Colony Rd
Defiance

Murray Drywall & Paint

76 Christopher Drive
Camdenton

Nigels's Flooring

5899 Mid Rivers Mall Dr
Saint Charles

Norse Construction, LLC

476 Old Smizer Mill Rd
Fenton

Nu Look Construction LLC.

19 Tumbleweed Circle

O'fallon Quality Improvements

171 Teekay Blvd
O Fallon

Odds and Ends Handyman service

4022 Sweetgum Dr.
Imperial

Oliver Contracting

4327 Portland Pl
Arnold

On The Go Construction

1939 Wentzville Pkwy
Wentzville

Prestige Contracting Inc

1751 Fountainbleu

R&A Contracting

1480 Mid Rivers Industrial Drive
St. Peters

R.H.S. Design & Home Remodeling

3114 St. Nathan Ln.
St. Ann

Rager Construction L.L.C.

602 Fairgrounds Rd.
Warrenton

RC Home Services

10 Oakwood Ln
Saint Louis

Rebello Construction LLC

840A Pennsylvania Avenue.
St. Louis

Red Head Rehabs

12004 Hatteras St

Reed's Remodeling

9 North 10th Street

Reliable Remodeling LLC

2704 Park Ave
Saint Charles

Rinebold Renovations LLC

8 foxfield court
St Charles

RingCo Construction L.L.C.

5224 Autumnwinds Dr
Saint Louis

Rocking Chair Construction

17294 Aurora road
Conway

Rogers Construction

5949 Strathaven
House Springs

Roofing & Exterior Renovations LLC

1270 Jungermann Rd
Saint Peters

Sanders Carpentry & Contracting

68 Savannah Hill Drive
Saint Peters

Schisler Drywall LLC.

821 Tower Park Dr.
Saint Charles

Show Me On Site Services

535 Blackberry Patch
Arnold

SPIEGEL BROTHERS, LLC

8011 Bennett Avenue
Saint Louis

Starbuck's Contracting

7516 Woodland Ave

STL ECO ENERGY & ELECTRIC

2586 Willow Glen Park
Fenton

T&J Contracting LLC

410 W. Schuetz St

Taylor & Sons

Lake Saint Louis

Taylor Construction

8446 Dittmer Catawissa Rd.
St. Louis

The Donkey Fault Company

8218 Albin Ave
Saint Louis

The Tile Shop

4023 S Noland Rd
Independence

THEBEAU SIDING & WINDOWS

7056 Oak Dr
Cedar Hill

Thomas' Handyman Service, LLC

3247 Old Fredericktown Road
Farmington

tollefsrud construction LLC

106 lemans ct
Lake Saint Louis

Tru Construction & Remodeling LLC

524 Briar Meadows Ct.
Wentzville

United Granite

3218 Samuel Shepard Dr
Saint Louis

V3 Studios Inc.

10826 Galt industrial Blvd.
Saint Louis

Valley View Estates

100 Julius Dr

Verocity Contracting Company, LLC

204 Kohrs Drive
Wentzville

VMG Enterprise

11766 Lusher Rd
Saint Louis

Wesling Electric Corporation

1150 Birdie Hills Rd
Saint Peters

West County Home Improvement, LLC

16725 Hickory Meadows ct
Ballwin

WEST COUNTY HOME SERVICES

1815 SHEPARD RD
Glencoe

West End Services

17 Woodside Drive

Wet 1 Tile

2290 Parton Way
Barnhart

Wit Construction, LLC

PO Box 4034
Chesterfield

Womack Construction

1540 Charlotte Dr.
Ferguson

Youtopia Designs

P.O. Box 29112
Saint Louis

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