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A
"
calls himself a contractor but he is really a craftman (you know like in the old days pride and quality). Time line is right on (unless" you order something from texas). Communication frequent and helpful.Little(big) touches that made the outcome extra special. The job is just WONDERFUL and so functional.

-BRUCE J.

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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.

?

The cost to install the veneer stone has a wide range do to many factors. It can range from around $9 to $17 per square foot. It depends on the location, the stone being used, job access, skaffolding needs, wall prep and such. I would think you would be on the lower end of the scale. Your job is on a concrete surface so it eliminates one of the biggest problems they are having with this product, wall preperation. This one of the things that separates the high bidders from the low ones. There are million dollars homes being torn down because of improper wall prep. One a wood frame house a backing system that allows drainage is a must or the moisture absorbed by the veneer can rot the walls behind with alarming speed. Some have had makor damage within the first four years. On a concrete wall the veneer needs no such prep at most wire mesh applied if it is an older concrete wall.

 

Don

?

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.

?

All Foundation Contractors in Tampa

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

1800marbleguy.com

204 37th Ave. North
Saint Petersburg

50% Cheaper Seven Golden Floors

6131 Anderson Rd
Tampa

A & F Construction Inc

1121 W Price Blvd # 13
North Port

A-CHALET

2323-B State Road 580
Clearwater

AAA Concrete & Construction

2711R N.Combee Rd.
Lakeland

Above All Levels Inc

5018 N Hale Ave
Tampa

Advanced Concept Construction INC

12407 Hawkeye point pl
Riverview

ADVANCED MASONRY SYSTEMS

5403 ASHTON CT
Sarasota

Affordable Home Repairs

7315 Buchanan Drive
Port Richey

AKO Framing & Construction, Inc

468 Waterfall Dr
Spring Hill

ALRON CONSTRUCTION, LLC

467 FORREST AVE, 115
Cocoa

ASSOCIATED CONSTRUCTION

25352 WESLEY CHAPEL BLVD
Lutz

Atlas LLC Const. & Foundation Repair CGC059466

13101 Spring Hill Dr.
Spring Hill

Axis Construction Incorporated

206 East Tennesee Avenue
Seffner

B&H Construction Inc General Contractors

4025 Morris Bridge Rd
Zephyrhills

Barger Builders

303 62nd Ave North
Saint Petersburg

Barnhardt Construction LLC

26221 Pheasent Run
Wesley Chapel

Birge's Concrete & Bobcat Services Inc

14772 63rd Way N
Clearwater

Boyd Construction Company

21 6th St N
Saint Petersburg

BTL Engineering Services, Inc.

5802 N Occident St
Tampa

Buckeye Excavating

1880 Starkey Rd
Largo

Certified Foundations Inc

1306 Banana Rd
Lakeland

Champion Foundation Repair

8504 E Adamo Dr
Tampa

Clear Tech Pools

8045 46 Ave N
Saint Petersburg

Construction Solutions Concepts

934 N. University Drive
Pompano Beach

Dolphin homes of Tampa bay

3318 south west shore blvd
Tampa

DONALDSON CONSTRUCTION CO LLC

517 LAKE MIRIAM DR
Lakeland

Dosmark Construction Inc.

7203 Spring Valley Dr
Tampa

DuncanAmerica

4479 45th St S
Saint Petersburg

e-construction group Inc.

8601 4th Street N.
Saint Petersburg

E.L. Shearer Concrete & Masonry Inc

8311 63rd Way N
Pinellas Park

Eicher Construction

4815 Hoyer Dr
Sarasota

Elite Pavers

23110 State Rd 54
Lutz

Epoxy Floor Coating

1969 Crystal Lake dr
Lakeland

Eyecandy Hardscaping LLC

4053 Center Pointe PL
Sarasota

FlatWorks, Inc.

305 Bear Ridge Cir. Suite 101

FLOOR TECHNOLOGIES

11911 W OKEECHOBEE RD
Hialeah

Floors Coast to Coast Inc.

40110 Us Highway 19 N
Tarpon Springs

Fortress Construction Solutions LLC

19046 Bruce B Downs Blvd
Tampa

General Construction & Maintenance

11139 Bridgecreek Dr
Riverview

GEORGE PRUITT INC

Saint Petersburg

Git'R Done Contracting & Management

2107 Gunn Highway
Odessa

Got Property?

415 Cinnamon Drive
Kissimmee

Granger & Associates, Inc.

2173 Hunley Ave
Apopka

Greg Henry Restoration

8632 Casper Ave
Hudson

H.A.S. Construction Solutions, Inc.

226 12th Ave NE
Saint Petersburg

Heaven Sent Construction

PO Box 151716
Tampa

Hildebrand Construction & Remodeling LLC

6605 33rd Street East
Sarasota

Home Detailing LLC.

1975 Par Pl
Sarasota

J Tino Concrete Inc.

2724 11th Ave W
Bradenton

j&d lawn care and tree service

3913 roberts points road Sarasota florida
Sarasota

Jack's Woodwork

Saint Petersburg

James Allen Concrete

14871 Brahma Rd
Polk City

JMD Global Developers LLC

35 West Pine Street
Orlando

john neumann

5538 Belveal Road
Lithia

K & J CONCRETE DRIVEWAYS

4575 46TH AVE N
Saint Petersburg

K Jack Ross General Contractor

923 W Patterson St
Tampa

KALA PAINTING INC

11105 RISING MIST WILBUR
Riverview

KB Builders Home Builder Remodeling + Design

334 E LAKE RD
Clearwater Beach

Living Tech Builders

12900 Starkey Rd
Largo

Lord General Contractors Corporation

Post Office Box 99
Indian Rocks Beach

LOW COST CONCRETE INC

2017 PALM WAY
Largo

LRE Ground Services Inc

1115 S Main St
Brooksville

M.W. Thomason and Sons

14928 Heronglen drive
Lithia

Masimo Construction Inc

16105 83 Rd Pl N
Loxahatchee

Matt Construction

2702 Alton Rd
Miami Beach

Metro Restoration and Construction

3703 W Vasconia St
Tampa

Michiels Home Improvements

3866 Royal Hammock Blvd.
Sarasota

Mike Hicks Construction

8014 Mayes Ave
Riverview`

Morgan Exteriors Inc

15915 N Florida Ave
Lutz

Mr-Craftsman LLC

3196 Quantum Lakes Dr
Boynton Beach

My Handy Craftsman Inc

PO Box 456
Winter Park

Paving Crew, Inc

2150 17th St
Sarasota

Phoenix Contracting

3113 Homasassa Rd
Sarasota

PROTURN Property Solutions

634 Blue Taverna Ln
Clearwater

Qualified Precision Specialists

3221 Jolson Dr.
Sarasota

R J SIMONE ENTERPRISES

5535 Grand Blvd
New Port Richey

RamJack

16646 Scheer Blvd
Hudson

Renaissance Property Preservation

8447 Crystal Harbour Dr
Tampa

Rhino General Contracting Inc

2601 Bruton Rd
Plant City

Robert Charles, Inc.

P.O. Box 938
Englewood

Rook's Contracting

13023 Delwood Rd
Tampa

ROOTS SRQ

2446 Grove St
Sarasota

Schultz Builders, Inc. and Schultz Pools, Inc.

1950 Central Ave
Saint Petersburg

ScottshandyManService

490 Cape Cod Loop

ServiceMaster Clean

7840 Professional Pl
Tampa

Shane Vill Enterprises

4644 W Gandy Blvd
Tampa

Stevens Contracting LLC

2231 Bendway Dr
Port Charlotte

StreetWide Marketing

10048 Gibsonton Dr
River

Tamara Homes Inc.

173 Sandhurst Dr.
Venice

The Cruikshank Group

20628 Wild Plum Ct
Land O Lakes

The Right Way LLC

2330 Hyde Park St
Sarasota

TL Hill Construction

2261 Sarasota Center Blvd
Sarasota

TMT Asphalt

PO Box 190
Ruskin

Trinity 1 Construction LLC

16057 Tampa Palms Blvd
Tampa

Tropical Elegance Construction Inc

PO Box 1512
New Port Richey

VANDERHEI Concrete Construction LLc

35344 Chambers Dr
Zephyrhills

VBG Contractors

529 Interstate Court
Sarasota

Wadeco USA Inc

5109 Garden Vale Ave
Tampa

WHC Distributors

8380 Ulmerton Rd
Largo

WISDOM STRUCTURAL

204 N HOWARD AVE
Tampa

YD West Coast Home. INC

2505 W Douglas St
Tampa

YETI Construction Inc

13301 Neptune Dr
Hudson
Tampa Zip Codes

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