Lawrence Remodeling Contractors

in Lawrence, KS

142
Remodeling Contractors are
in Lawrence

43
Remodeling Contractors in Lawrence
are top rated

A
Rated by
Jonathan S.
"
Jr. did all the work for us and we could not be happier. We installed a new Kitchen,(
Jr worked with all of our contractors to make it" come together cleanly.) Lighting and electrical upgrades in 2 renovated bathrooms and numerous circuitry upgrades throughout the house, GFE's etc.
Jr was prompt, easy to connect with, and gave us the information we needed to make informed decisions. The price was the best that I found after speaking with numerous electricians on Angie's list, and even starting with an electrician that we liked, but was a solid $1000.00 more expensive for the same job that
did for us.
A
Rated by
Randall F.
"We had a great experience with
and
.
was the project manager and he had a courteous and conscientious work crew." You could tell that have worked together for some time as they were all on the same page and gave great attention to detail. They showed up promptly every morning at 7:15 a.m. and stayed until 5:00 p.m. or later if necessary. They were willing to work on Saturday if necessary. I would recommend
&
without reservation.
F
Rated by
Chris C.
"We put a room addition on our house with a balcony in 2009. The master wall and the balcony leaked on 4 different occasions for over 3 years. The third time was so bad we had mold" in the walls. We moved out of the master suite. It literally took him 6 months to repair the expansion joint and the stucco and drywall. At that time he also attempted to repair the balcony at this time. The last time he did not stand by his warranty and walked away from the leak. We hired another builder and the repair was completed and we do not have another leak to this date. The problem with the balcony was improper construction. He did not wrap the corner column (We have picture to prove it). This should be basic knowledge. After walking away he changed his license number so we could not
him. In addition if you look on his web site I know for a fact that he was fired from some of the jobs that he claims he has done. Pretty pathetic. He will claim to be a good christian and lure you in with is faith and low cost but beware. We are still finding things to this day that was done cheaply. DO NOT HIRE THIS GUY.

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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
It went great! From the initial contact for a bid to the final clean -up,
Lawrence Remodeling Contractors Provider Name Locked
was consistently punctual, professional and helpful with the project. He was infinitely patient with me as I have a tendency to change my mind and take a while to make decisions.
Lawrence Remodeling Contractors Provider Name Locked
was very helpful in teaching us about the variety of materials available for flooring and came with us to the tile shop to make the final selection for our floor and shower. His tile man,
Lawrence Remodeling Contractors Provider Name Locked
, did an excellent job with the small marble tile pattern that I ended up choosing for the floor.
Lawrence Remodeling Contractors Provider Name Locked
was most obliging with the various requests we had during the construction phase. We valued his recommendations and incorporated many of them into the design. His craftsmanship is excellent .
Lawrence Remodeling Contractors Provider Name Locked
was always very candid about how our decisions would affect the bottom line so there were no surprises with the final bill. I highly recommend
Lawrence Remodeling Contractors Provider Name Locked
and will definitely call on
Lawrence Remodeling Contractors Provider Name Locked
again when we have another job. .
- Margaret B.
F

Rating
This is a provider to avoid doing business with. Final bill was 50% above contract price. Original contract price was $35,000. Garage floor he poured has had nothing but problems. Water runs into garage instead of out of garage.
Lawrence Remodeling Contractors Provider Name Locked
's crew left wires inside of a wall where a light fixture was supposed to go with no access inside or outside to get light fixture back into place. We had to remove drywall to find wires in the wall, and then have drywall replaced.
Lawrence Remodeling Contractors Provider Name Locked
's crew removed a rafter, and never replaced it - said they were not at fault that the rafter had to have been was missing in the first place. (We had a reputable company come in and fix the rafter issue, and they stated in writing the rafter had been removed.)
Lawrence Remodeling Contractors Provider Name Locked
's crew was never willing to take responsibility for the mistakes they made.
- Christy M.
A

Rating
You could not find a better contractor than
Lawrence Remodeling Contractors Provider Name Locked
, the owner of
Lawrence Remodeling Contractors Provider Name Locked
Improvements. He is a Gem of Gems. He took us shopping for all that was needed and this was a great relief for us. He makes great suggestions when asked. Performs the work in a timely manner and to your great satisfaction.
Lawrence Remodeling Contractors Provider Name Locked
is definitely the contractor to choose.
- Tina O.
A

Rating
She arrived on time, provided some good thoughts on the project, and it turns out her estimate was a bit better than several of the others I received. My initial reaction was it was 'too high', but I just was out of touch with what current costs are for the work.
I ended up going with a less expensive bid, but feel I likely got lower quality & more complaining.
Net, I can't actually provide perspective on the service provided since I didn't use her, but the 'bid/estimate' process was a favorable experience.
- Kevin H.
A

Rating
This is a partial review as work has not yet started. After viewing the A Rating of
Lawrence Remodeling Contractors Provider Name Locked
Const on Angie's List and viewing the A+ Rating this company has with the Better Business Bureau, I contacted
Lawrence Remodeling Contractors Provider Name Locked
for an appt. Not only was he on time, but he was early.
Lawrence Remodeling Contractors Provider Name Locked
was courteous and very professional. I appreciated the fact that at this time he would not start a job for me, as he already had work in progress with someone else. That tells me he is more interested in quality than he is in quantity.
Lawrence Remodeling Contractors Provider Name Locked
has also conducted a follow up visit to stay in touch. I am looking forward to hearing from him and having his company help me with a remodeling project on my home.
- Edward A.
B

Rating
Considering everything, the project went well. The workmanship was excellent. I would highly recommend the carpenter,
Lawrence Remodeling Contractors Provider Name Locked
. His work was outstanding. All of the workers were polite and efficient. They were also very neat!
Lawrence Remodeling Contractors Provider Name Locked
has a good relationship with many suppliers so choosing and delivering fixtures, finishes and furnishings went very smoothly. The painters did an amazing job of matching the gumwood trim color on the new windows. Everyone worked hard to get the project done on time, although issues with the cabinets did push the finish deadline out about 10 days. The finished product is gorgeous.
However, we had trouble in two areas: the project manager had a family emergency (unforeseeable and no one's fault) which pulled him away from the project and resulted in some pieces of the project getting off track. The kitchen designer was the main source of our issues with
Lawrence Remodeling Contractors Provider Name Locked
. She was often unavailable, conversations and instructions did not translate to accurate designs, and her mismanagement of the design, placement, and order of the cabinets delayed the finish and forced us to compromise on details. The expertise we expected, and initially tried to work with, was not there. Our house is 75 years old and we knew the quirks and foibles but she was unwilling to accommodate those quirks or what we knew worked in the space because we had lived in it for 35 years.
I would recommend
Lawrence Remodeling Contractors Provider Name Locked
but definitely not their in-house designer. This would have been a near perfect project without her. As with any project, I would recommend that the homeowner keep very detailed notes of all orders, designs, and changes.
- Anne Marie M.
A

Rating
We went with
Lawrence Remodeling Contractors Provider Name Locked
Construction because I knew a little about the people and we were attempting to put a roof on our home which had estimates in excess of $40,000 from GAF Master Certified companies. While we were reeling from the cost of the shingles in the first place ($189/square) - we knew that they would be perfect on our home and would outlast our lifetimes. No regrets there.
Lawrence Remodeling Contractors Provider Name Locked
went out of their way to be sure my skylights were replaced and reset properly, gave me copper gutter valleys, fixed several roof areas, cut a ridge vent, and even tried to make our old gutters work (the only disaster in this project). I had 14 people on the job site the day of the roofing and these folks did a fantastic job. It was very expensive ($21,000), but the roof will last forever and I'll get every dime back out of it should I need to sell. My only regret was letting them leave the old gutters up. It made for a bad installation in a couple of areas and left the whole house looking bad when they finished. We pulled down the old gutters, called
Lawrence Remodeling Contractors Provider Name Locked
, and had LeafGuard put up within the month. House looks fantastic. I recommend
Lawrence Remodeling Contractors Provider Name Locked
without hesitation.
- Katherine R.

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 & J Home Repair

PO Box 24
Tecumseh

A and A Remodeling

5610 A SW Topeka Blvd
Topeka

A STROKE OF COLOR

8003 W 153RD ST.
Overland Park

A+ IMPROVEMENTS

1704 E 1117 RD
Lawrence

ALDRICH CONTRACTING CO

9801 W 106th St
Overland Park

Allied Contracting, Inc.

26th Street
Lawrence

Benchmark Contractors, Inc.

1500 SW Indian Trail
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

Color Your Carpet

9733 Elaine Rd.

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

6315 W 66th Ter
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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