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C
"my initial consultation with Den (company owner) went excellent. He was very professional, on time and communicated well. We talked about the job to be done in" great detail with his partner Tohi. I even had provided the company renderings of the job. Den explained to me that Tohi (his partner) will now be the supervisor for the job. This is where things turn poor. 1. despite a record breaking and beautiful Feb weather, I was constantly told that "there was too much rain" to start the job. I had to strongly insist to start the job during a full week of dry weather and temperatures near 60 degrees.
was frustrated at my insistence, but reluctantly started the job. He also attempted to provided excuses and plans and delays to finish the job 7 days later, which was not acceptable. 2. once the forms were removed and the job cleaned, I realized that one of the retaining walls was slanted, not close to level, nor was the top of the wall brush finished. it was left with clumps of dried concrete on top. The neighborhood kid could have done a better job 3. the job required a drain placement in the center of a concrete slab. i purchased the proper catch basis and placed it where it needed to go. this was discarded, thrown to the side and instead the company used a drain that is inadequate for outdoor use and will cause me great hassles in the seasons and years to come due to clogging. for each of these concerns I consulted with Den, The owner, on the phone as they came up during the job. i was told by Den he would be on site. this ever happened. I never saw Den again after the initial bid and consultation of the job and the job was well below my expectations. I would not hire this company again.

-David I.

A
"I highly recommend
. for your foundation repairs. They not only gave me a better quote than another A+ BBB rated competitor, they also did" a great job leveling my house and customer service was "Above and beyond an A+ rating!" They replanted flowers and were VERY accommodating as far as allowing my dogs breaks to relive themselves, which meant having to reinstall fencing every time the dogs needed to go. Even helped me get my car started one morning when the battery died. My 1928 year old house is a lot more level now and the rain drainage foundation issues have been addressed!

-pat C.

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A Provo homeowner says the landscape contractor did poor work, including installing a high-tech sprinkler system that doesn't work. A Salt Lake City concrete contractor ignores complaints about shoddy patio and porch work.

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.

?

Mudjacking reviews in Woodstock

D

Rating
They said they could do it. They blew my driveway up and didn't move anything, not even half an inch. When the guy came out to look at it after I complained he said he didn't know why the guy thought they could mudjack it, Then they wouldn't give me a refund. I had plenty of evidence I just didn't want to take it to small claims court. They offered me half and I settled for it. It was still a ripoff. The kid that came out to do the mudjacking was good, but the expert and owner were not.
- John N.
A

Rating
I called three companies for an estimate to pour a driveway on top of a patch gravel driveway. The first was thoroughly professional and gave a written estimate for $8000. The second simply wrote on the back of his card "$4200". Den of JacTak prepared a written bid of $4000, with a 5% discount. I gave him the go-ahead. His crew worked very quickly and poured exactly the way I wanted. Den said he could pour a sidewalk along the side of the house, which would bring the total up to the original $4000. I approved. Pour was finished in one day. It now looks great and I'm very happy with it. No complaints whatsoever.
- JEREMY M.
A

Rating
When I contacted
Woodstock Foundation Contractors Provider Name Locked
he was very friendly and professional. We scheduled for him to come out sometime during the week. It was not an emergency and time was not an issue. He came out to look at the needed repair in a timely manner even without the scheduled time frame. After he looked at our needs he met with and reported that what we needed was something that really didn't need his services. He told me that the concrete hadn't sunk but had moved away from the home due to the drought of 2013. He explained many homes had the same type of problems after the drought. He then said the concrete most likely stopped moving. He suggested that we simply
Woodstock Foundation Contractors Provider Name Locked
point where the bricks were coming away from the exterior of the house. He even mentioned a few companies that if needed could assist us further. He was honest, professional and friendly. If we need his services (raising concrete slabs such as sidewalks, driveways, steps and such) we will use him.. You can appreciate a person that gives it to you straight even if it means they don't get the business. Top Notch.


- Kyle B.
A

Rating
My house was struck by lightening, and caught on fire. He has been in charge of all the restoration process. He is wonderful, very confident and personable. He's very concerned about what I want done and how I want it done. He doesn't try to pressure me to do other things. He's very sensitive to the fact that I'm an older woman. He also is very knowledgable about historic renovation.
- MARLENE T.
A

Rating
The guys arrived on time and did a great job. Courteous, professional and explained each step along the way. A great experience and worth the money. Learned a lot watching! And after more than 6 months, still satisfied.
- Ellen P.
B

Rating
I wasn't completely satisfied with the finished project. They raised it too high. I thought it was reasonable price.
- Eula W.
F

Rating

I called this provider twice asking to be contacted to arrange an estimate - once just after Thanksgiving and again in early February. The message on their phone indicates that they are done providing this service until the spring but to leave a voicemail. I have done so twice with no reply.
- Sara A.
A

Rating
They did this work in freezing temperatures with high winds. They worked all day for 2 days straight and they left the place immaculately clean. I’ve never seen anybody work so hard in such terrible conditions and they were so pleasant the whole time! I will definitely have them back again to do more work because they were superb.
- Kristin S.

All Foundation Contractors in Woodstock, GA

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

AAA Concrete

132 Springston Ct
Marietta

Abercrombie Contracting

7301 Holland Way
Lawrenceville

ACS Construction Inc.

PO Box 13175
Atlanta

All Pro Atlanta Home Repair Service

47 Floyd Creek Church Rd.
Taylorsville

ALM & Associates, LLC

3695F Cascade Rd Ste 1122
Atlanta

Am Renovations Inc.

2575 Delk Rd.
Marietta

ANDREWS EURO STUCCO & TRIM

3710 Hamilton Dam Rd.
Dacula

Aqua Fun INC.

302 Gilmer Ct
Canton

AquaGuard Foundation Solutions

581 Webb Industrial Dr
Marietta

Atlanta Concrete Masters

125 Town Park Dr. Nw.
Kennesaw

B Daly

Atlanta

Baldpates Foundation and construction LLC

10409 Old Atlanta Highway
Covington

Basement King LLC

5321 Yoshino Ter
Powder Springs

BDM Associates LLC

PO Box 81917
Atlanta

Blackhawk Construction Services, LLC

2270 Northwest Parkway
Marietta

Braswell Construction Group Inc

6105 Emory St NW
Covington

C&R Contract Services

2521Millbrook Dr

C. Nash

5934 Rosie Ln
Mableton

Cahaba Scapes

2130 11th avenue north

Cobb Home Repair

2336 Jomarc Way
Marietta

Colors & Remodeling, Inc

PO Box 1393
Powder Springs

COMPLETE CONCRETE AND MASONRY

110 Cooks Crossing
Woodstock

Concrete By Design LLC

7743 Bucknell Ter
Fairburn

CONCRETE'S BEST INC & HAULING

2600 Gilberts Branch
Douglasville

CRC CONCRETE RAISING OF ATLANTA

2905 Southpark Ter SW
Conyers

D3 Concrete Construction, LLC

3427 osceola trail
Gainesville

DCV Builders LLC

P.O. Box 142215
Fayetteville

Decks & More Inc

1060 Medlin St SE
Smyrna

Decks & Porches Unlimited

2727 White Rock Dr
Buford

DMC Construction

3657 Medlock Brg
Johns Creek

East Cobb's Best Remodeling

3286 Hickory Bluff Dr
Marietta

Engineered Solutions of Georgia

2260 Northwest Parkway
Marietta

G & L Builder Group

3420 Haddon Hall Dr
Buford

GREEN HEART ENTERPRISES

1401 Willingham Dr
Atlanta

GrowtecServices

2330 scenic hwy
Snellville

Hendon Home Renovations

1233 Buford Hwy
Buford

HFR & Company Inc./ HFR Management

2231 Faulkner NE Rd.
Atlanta

Home MD, LLC

58 Chadds Pointe
Acworth

Home Renovations & Remodeling of Atlanta

4920 Atlanta Hwy
Alpharetta

Intown Contracting

3275 Majestic Circle
Avondale Estates

KELLOGG CONSTRUCTION CO INC

2975 CORDURY TER
Cumming

Landmark Builders and Home Repairs

573 N. Saint Mary's Lane
Marietta

Lawrence Interiors

Campcreek Marketplace
Atlanta

MASTERSCAPES INC

1013-b Wiley Bridge Road
Woodstock

Merkerson Handyman Services

131 Orchard Hill Dr.
Ellenwood

Metro Repair

139 Hill Street
Marietta

Mudjack Atlanta

3136 Highland Terrace
Lithia Springs

Mullikin Properties, Inc.

121 Rock Creek Ln
Canton

Noss Construction

422 Grayson
Alpharetta

O'Bryan's Concrete Creations

2660 Turner Valley Circle SW
Conyers

Outside The Box Construction

44 Pine Ridge Road
White

PB Construction

1816 Fair Oaks Pl
Decatur

PERMA JACK OF ATLANTA

2100 ROSWELL RD
Marietta

Pinch a penny l.l.c.

5923 4 Winds Dr SW
Lilburn

PK Masonry

5090 Highway 92
Douglasville

QUALITY CONSTRUCTION

1945 JUDY CIR SE
Marietta

R & M GRADING & HAULING

2300 BURNT WOOD DR NW
Kennesaw

rafter h development

74 Grover Way
Dallas

Randall Dayton Interiors

10 26th St
Atlanta

RG Property Maintenance Specialist

2409 Tammeron Dr SW
Marietta

Ricky Roland construction

854 valley drive
Woodstock

S.Duren General Contractors

716 Mt. Zion Rd
Conyers

Safe and Affordable Handyman

4335 Hwy 53
Hoschton

Saffo Concrete

6549 Brown St
Douglasville

Sayers Brothers Construction

2030 Howell Bridge Rd
Ball Ground

Selective Designs

105 Depot Ct
Peachtree City

Southern Contracting

520 Bethany Rd.
Covington

Stone Craft Inc.

4011harmony church grove rd

StressFree Contractors, LLC

5495 Jimmy Carter Blvd
Norcross

Superior Professional Construction

5583 Peachtree Rd
Atlanta

T. B. Concrete

3056 Mill Park Terrace
Dacula

The Concrete Doctor

4860 camelot dr
Douglasville

The Howard Group, Inc.

1010 Lakeview Knoll

Thomas Contracting

999 Malibu Dr
Marietta

THRASH & SONS

3127 LATONA DR
Atlanta

TRIANGLE CONTRACTING INC

408 Savannah Place
Mcdonough

Unique Concrete Concepts

6205 Jacobs Rd SE
Acworth

UNLIMITED LAWN SVC

1981 TWO SPRINGS WAY
Lawrenceville

W.E. Concrete Inc.

3441 BOYD ST
Lithia Springs

WEATHER GUARD CONTRACTORS INC

3595 CANTON RD A9
Marietta

Weather-guard Contractors

3595 Canton Rd
Marietta

Zone Home Solutions

4922 Summer Oak Dr.
Buford

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