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A
"After the storm in
we had several companies come knocking on our door offering to give free inspections for roof damage.
" was the fourth company we had take a look at the house. We were impressed with
Walk right away when he inspected not only the roof, siding, windows and deck for damage, but he also walked to the back of our property where we have a large wooden play set that he also inspected for damage! None of the other companies were that thorough. The other companies told us after looking at our roof that we "definately have heavy hail damage" and that we would definately get a new roof. When
did his first inspection he told us there was minor damage and that it would probably not be enough to justify a new roof. He was very straightforward about everything and did not hype things up to get our business. We were sold! We had the insurance company adjuster come out and
followed the inspector and answered questions and showed him where the damage was. At first the inspector didn't see enough damage on the gutters until
showed him where he had seen it and the inspector agreed that the house needed to have the gutters replaced. The inspector also decided that the roof had minimal damage and was still in very good shape, just as
had told us.
showed him where the damage to the siding had occur and they took a sample to try and find a match. Turns out it was discontinued and we got to pick out a new color and style for the house. Installation of everything went very smoothly and everyone that came to the house to work on it was extremely professional friendly l and very efficient! It took a little over a week to complete the job and when they left you couldn't even tell that they had been there. The dumpster was gone and all the old siding, gutters and trash had been removed without a single thing left behind - or one piece of trash on the ground! During the entire project from the first point of contact after the storm until the last electrical plate was reattached after the project was done,
was ALWAYS there to answer questions and make sure the work was being done properly. Whenever we had a question (which was often!) or needed something
was incredibly quick to respond back to us, although he usually answered his phone every time we called him. Every detail and every concern of ours was addressed almost immediately! We are so incredibly excited how the house turned out and how thorough and professional everything was handled. Needless to say we are beyond happy with our experience with
!

-William W.

A
"
first gutted our entire kitchen. We have a 100 yr old house, so it was a big job just for the first stage. We have a new ceiling, new" floor, and a new wall where the new cupboards were installed. Everything that was contracted and more was completed in a perfect and timely manner. The workers were pleasant, and did beautiful work. I love my new kitchen and would not hesitate to employee
and his crew again!

-Gloria S.

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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.

Home Remodeling reviews in Lawrence

A

Rating
gave estimate on minor renovation of master bath replace shower counter and new fixtures. was one of top two contractors. decided on other contractor. was impressed with professionalism and knowledge.
- Robert B.
A

Rating
Positive experience from beginning to end. The owner,
Lawrence Remodeling Contractors Provider Name Locked
, was extremely responsive and knowledgeable, and
Lawrence Remodeling Contractors Provider Name Locked
and the crew were very skilled and friendly. Here are some other notes:
The plans for the proposed work was a three dimensional picture that made it much easier to see what the end product would look like. The software was very high-end.
The invoice for the work was extremely thorough and easy to read. Everything was accounted for so we knew exactly where we stood if we wanted to change or eliminate something. Any changes were reflected in a new invoice and sent to us immediately. We have not had this experience before, but it certainly
Lawrence Remodeling Contractors Provider Name Locked
to trust and a sense that everything was transparent. Cost was very fair for the work we wanted to have done.
Quality of the work was OUTSTANDING! We had a heated floor installed, a new ceiling, an expansion of the closet, a larger and tiled shower put in, new cabinetry, and a gorgeous granite counter top.
Lawrence Remodeling Contractors Provider Name Locked
came with me to select shower tile, floor tile, and granite that would complement each other and the places we went to did quality work. The crew placed the tile and really had a sense of what would look great and it sure did! When I had thoughts or suggestions, they quickly accommodated and were so easy to work with, even when it meant replacing a piece of tile.
The crew was courteous and hard-working. They did a nice job putting up a tarp to keep the dust at a minimum (although there was still dust that needed to be cleaned up). They cleaned up after themselves each day and communicated well about what they were doing and what would be coming up in the next day or two.
The work took a bit longer to complete than we were hoping for, but it was usually due to outside circumstances.
Lawrence Remodeling Contractors Provider Name Locked
was on top of the situation and made it right. He takes great pride in the work
Lawrence Remodeling Contractors Provider Name Locked
does and it was greatly appreciated.
This is a company that I highly recommend with no reservations. We're already thinking about what might be our next project with them :-)

- BARRY C.
F

Rating
Do NOT engage with this company. The job was originally promised to be done within 6-8 weeks. After 7 months of delay upon delay, and very poor workmanship, I was forced to hire a second company to finish the job. This was very difficult because the original work was so poorly done that other contractors didn't want to get involved. I made the mistake of paying too much of the fee up front, and I finally had to pay another contractor $3,300 to complete the job just to make it weather tight. It is still not cosmetically completed.
Lawrence Remodeling Contractors Provider Name Locked
(owner) admitted that he owes me a refund of at least $2k but asked for time to pay it back. After 2 months of waiting for the refund now he will not respond to texts/emails.
- DAVID Z.
A

Rating
Although we experienced a few problems with communications with our sales person, the overall job was great. The work crew was very professional, conscience, personable, and hard working. They arrived when expected, responded to questions and concerns and always left things picked up at days end. When adjustments were necessary they clearly explained the situation and offered suggestions. When we experienced a problem and brought it to the attention of the company the owner responded quickly and offered a resolution. We would definitely use them again.
- Tricia S.
A

Rating
Completely remodeled our shower, did a great job. They went above their call of duty, i.e.., they fixed our door locks which was installed incorrectly, and they fixed our door to the garage, which wasn't closing properly. They were timely, always arrived at the time they had indicated and they were very professional. I would highly recommend
Lawrence Remodeling Contractors Provider Name Locked
for your future home projects.
Lawrence Remodeling Contractors Provider Name Locked
was very professional and every thing quoted in the contract met our approval. He always kept us informed of every procedure needed to complete the project. He always arrive on time and we greatly appreciate timely people. Our new walk in shower is above our expectation. Their price may be a little higher than their competitors, but it is worth it.
- Donald W.
A

Rating
Lawrence Remodeling Contractors Provider Name Locked
and his crew did an outstanding job on all levels... very professional, thorough, communicative, and cleaned up every day.
Lawrence Remodeling Contractors Provider Name Locked
,
Lawrence Remodeling Contractors Provider Name Locked
and
Lawrence Remodeling Contractors Provider Name Locked
were not only very talented but a delight to work with.
Lawrence Remodeling Contractors Provider Name Locked
was very good at looking both at the big picture and the littlest details, studying each piece of the process to make sure the right decision was being made. So many contractors I've had experience with in the past just want to get the job done quickly, without much thought or communication with the customer.
Lawrence Remodeling Contractors Provider Name Locked
always showed us options for us to approve before completing a new task.
Lawrence Remodeling Contractors Provider Name Locked
was very good at listening to our concerns and finding solutions to address them, no matter how big or small.
All details were met with the highest quality.
Lawrence Remodeling Contractors Provider Name Locked
stayed on budget (even a bit under budget) despite all the "extras" that weren't on the original bid.
Lawrence Remodeling Contractors Provider Name Locked
and his crew will be our "go to" contractor crew from now on and we'd highly recommend them to anyone and everyone!
Lawrence Remodeling Contractors Provider Name Locked
&
Lawrence Remodeling Contractors Provider Name Locked

Soquel, CA
- JoAnn G.
A

Rating
Lawrence Remodeling Contractors Provider Name Locked
and Nick
Lawrence Remodeling Contractors Provider Name Locked
go over and above to make sure that the job is done correctly. Their work exceeded expectations. They always provided updates when the weather was interfering with scheduling. Will not hesitate to use this company in the future.
- Susan M.
A

Rating
Lawrence Remodeling Contractors Provider Name Locked
was great to work with. Very responsive, flexible, and willing to go the extra mile to satisfy the client. All problems were handled very professionaly, and the patio looks great. Would definitely recommend them and will use them for future projects.
- Alex K.

All Remodeling Contractors in Lawrence, KS

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

A Stroke of Color

8003 W 153RD ST.
Overland Park

A+ IMPROVEMENTS

1704 E 1117 RD
Lawrence

A-Team Home Improvement

506 E 23rd St
Lawrence

ALDRICH CONTRACTING CO

9801 W 106th St
Overland Park

Benchmark Contractors Inc

1500 SW Indian Trl
Topeka

Best Contracting

3850 Ridge Rd

BK's Backhoe

1120 n 150th rd

BRI, Inc.

1691 N 1000 Rd

Brown Roofing

702 Keen St

Bryan Builders

301 E 7th St
Hoyt

Builder Bees

3111 SW Van Buren Street
Topeka

BUTLER WINDOW CLEANING

2723 RAWHIDE LN
Lawrence

Cahaba Scapes

2130 11th avenue north

CAMPBELL CONSTRUCTION

25124 LINWOOD RD
Lawrence

Castle and Cottage LLC

808 Lynn St.
Lawrence

Castlewood Construction Inc

631 NW Tyler Ct
Topeka

Chimney Sweep

727 New Jersey St
Lawrence

Chris's Cleaning Services, LLC

PO BOX 977
Leavenworth

CLAYCO ELECTRIC CO

319 E 11TH AVE

CLOVIS CONSTRUCTION INC

709 N MICHIGAN CIR
Lawrence

COFFMAN CONSTRUCTION

1156 N 1100 RD
Lawrence

CROSSTONE CONSTRUCTION

4439 SW 53rd
Topeka

dans handyman service

1244 sw belle terr

DavidSon Remodeling

8124 SE 89th Street
Berryton

DirectBuy of Indianapolis

8450 Westfield Blvd

Douglas A Hatfield

10001 Grunewald Rd

Dreyer's DKI

4605 NW 6th Street

Eclipse Roofing Inc

6315 West 66th Terrace
Overland Park

EDDIE'S WOOD WATER & SPAS

1036 N 1800 RD
Lawrence

ELEMENTS DESIGN BUILD

901 KENTUCKY ST
Lawrence

Eli The Tile Guy

2454 Arkansas
Lawrence

Elite Erectors LLc

3600 n topeka blvd

Exterior Touch Inc.

12610 Waverly RD.

FINE DESIGN

1410 KASOLD DR
Lawrence

Fine Home Restoration

233 Perry St.
Lawrence

Foam It

17522 37th St
Mc Louth

Free State Fence and Deck

909 kent
Lawrence

G & G Restoration LLC

308 Johnston Drive

Golden Rule Remodeling, Inc

P.O Box 4068
Topeka

Griffin Builders LLC

801 Washington St
Oskaloosa

Ground Zero Storm Shelters

4600 Independence Rd

HANDI-RAMP INC.

510 North AVE

Harger Construction

1202 Eder Ct
Eudora

HARRIS FOUNDATION REPAIR

625 CENTER ST
Lawrence

HEINRICH'S CONTRACT SVC INC

2030 VERMONT ST
Lawrence

Hickory Ridge Construction, Inc

527 East 1550 Road
Baldwin City

Homemade Design

41 Monument Ave

iWire Electric Service, LLC

1442 Redwood Dr
Eudora

JACK HOPE DESIGN BUILD INC

450 N IOWA ST
Lawrence

Jameson Remodeling & Home Repair

PO Box 8662
Prairie Village

Jericho Home Improvements, LLC

1954 Foxridge Dr
Kansas City

JERRY KATZFEY CONSTRUCTION

2292 N 1100TH RD
Eudora

Johnson County Home Service Plumbing

4011 Bonner Industrial Dr
Shawnee

Kenny's Painting

4547 SW Topeka Blvd
Topeka

KREHBIEL CONSTRUCTION & RMDLNG

5649 VILLA DR
Lawrence

L & J Custom Tile & Remodeling

2065 sw 36th st
Topeka

L-7 CARPENTRY

822 CONNECTICUT ST
Lawrence

LONEWOLF REMODELING

P.O. BOX 232
Carbondale

Luke's Handyman Service

PO BOX 535
Baldwin City

Mad River Woodworks

P.O.B. 1067, 189 Taylor Way

MARK ENGLEMAN BUILDERS

4200 Trail Rd
Lawrence

MARSH INSULATION SVC

1706 E 800TH RD
Lawrence

Master Clean Group

PO Box 65049

McCarty Handyman Services

813 Madeline Ln
Lawrence

MEDICAL ASSISTANCE PROGRAM

303 W 11TH ST
Lawrence

Midland Exteriors

2794 Rory Rd
Manhattan

Midwest Remodeling Co

PO Box 97
Silver Lake

MIKE GOANS RENOVATION & REPAIR

746 MAINE ST
Lawrence

Morgan Concrete Services Inc

1201 East 24th St
Lawrence

Mr. Bid

2878 orchard lake road

Natural Breeze Remodeling

1440 Wakarusa Dr.
Lawrence

OLD HOME STORE

1045 PENNSYLVANIA ST
Lawrence

OLYMPIC POOL SVC

PO BOX 243
Lawrence

Oread Fine Finishes LLC

4000 W 6th St
Lawrence

Pace Builders, Inc.

1420 Cornell Ave.

Passow Remodeling

1900 SW Urish Rd.
Topeka

Pat The Plumber LLC

1647 SW 41st St.
Topeka

PCRS, LLC

PO Box 8036
Topeka

PDQ Construction Inc

531 NW Tyler Ct
Topeka

Peterbuilt

407 E 10th St
Lawrence

Pierson Remodeling

14731 175th St
Nortonville

Pinnacle Roofing, Inc.

4705 Northern Avenue

Prairie Wind Homes

3904 Monterey Pl
Lawrence

Premiere Custom Designs

20040 Edgerton Rd
Edgerton

Pure Renovation LLC

2027 Barker Ave
Lawrence

Quality Education Service

P.O. Box 568
Ottawa

Quality Electric, Inc.

1011 E. 31st Street
Lawrence

Quality Home Remodeling LLC

2530 SW Brookshire Dr
Topeka

RECONSTRUCTION SERVICES

PO BOX 621
Ottawa

Reed's Remodeling

3208 SE Wisconsin Ave
Topeka

Remodeling Second Opinion

106 W Sunnybrook Dr

Renewal by Andersen of Topeka KS

5844 SW Huntoon St
Topeka

Renovation MD

2040 W 31st
Lawrence

Renovation Pros

2325 W. 85th Terrace
Leawood

Roman Construction

329 Northwood Ln
Lawrence

T & B Construction and Remodeling

1109 SW Plass Ave
Topeka

Taylor Remodeling

421 SW Oakley Ave
Topeka

Terravest Custom Homes

888 N 1928 Rd
Lecompton

TLM Construction

1511 W. 22nd St.
Lawrence

Tom McMahon Construction

39740 W 95TH ST
Eudora

TOTAL MAINTENANCE CO

3010 TOMAHAWK DR
Lawrence

Trinity Roofing & Siding

407 Broadway St.
Valley Falls

Warmzone

12637 S 265 W Suite 100

Wempe Bros Const Inc

3000 Four Wheel Dr
Lawrence

Winston Brown Construction

5600 SW 29th Street
Topeka

Wooster Construction

5200 NW 33rd St
Topeka

Young Remodeling

P.O. Box 414864

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