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"After sending an e-mail, I received a response fairly quickly for an appointment in about a week. The company does not give a time but a window of about 3-4 hours." I received a call at the end of the "window" to say the truck broke down and is on the side of the highway. We rescheduled for a few days later --- on that day, I received a call to say the appointment cannot be kept and again asked if I would reschedule. At that point, I said "no" because if they cannot keep the original appointment, I can only wonder what the excuses would be if I actually hired them to do the work.

-carol N.

"Everything was done perfectly; friendly and informative; helpful ideas for solving problems; fast and organized - finishes project before moving to next customer." Picks up all debris and cleans up. E-mails or calls when he will be here. Very professional and trustworthy

-Beth G.

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Local Articles in Leawood


Customized homebuilding is a huge market, with companies offering a host of choices to personalize your new home or improve your current living space. Here are the most popular options offered by homebuilders.

While it can seem like an unnecessary expense, an egress window with dimensions that meet local building codes should be added. (Photo courtesy of Angie's List member Dale R. of Detroit)
Remodeling - General, Builders - Homes, Windows - Egress, Lead Testing & Removal

Before you start your home improvement project, learn common mistakes to avoid a disaster.

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Carpentry - Unfinished, Remodeling - General, Builders - Homes

Do you know the importance of a construction lien waiver form?

Millennials are changing how homebuilders design and construct new houses. (Photo by Jason Hargraves)
Builders - Homes, Home Automation

Emphasis is on ease, comfort as formal rooms lose favor

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Land plays a factor in both cost and construction, especially in the mountains.

Inspiration & Ideas

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kitchen remodel

Angie's Answers

Yes, but you won't like what will probably happen (this is a worst case scenario, hopefully you will avoid most):

The purpose for a building permit is to ensure meeting the minimum standards for construction practices and minimum safety standards.  A contractor who works without a permit, does so because they know they are not in compliance (and to save money at your expense).  They knew they should have had inspections and permits for their work.  Who ever built the addition should be reported to both the building official as well as the Better Business Bureau.  It is ultimately the homeowner who is responsible for ensuring the proper permits have been applied for, though.

So when you apply for your permit, you will be pretending as if the work is not completed (you do not hide this fact, you just have to follow the correct process as if it hadn't been built).  Your first stop will be with zoning; can you even add an addition, do you have the proper clearances from the side, front and rear property lines.  If it is a bedroom, does the septic system (perk test) support an additional bedroom.  If your building already meets or exceeds the amount of building allowed on the site or if you do not have the clearances required from the property line, your addition may be required to be removed.  There are appeal processes and variance requests you can try before tearing down the addition (Get an architect).

If your zoning review is fine, next you go to permitting.  Here you will submit plans (drawings) of what was built.  If you do not have these plans, consider hiring an Architect to generate As-Built drawings for this use.  Hopefully the plan review comes back with no changes, or you will alread know your addition is not in compliance and may face rebuilding.  Depending on the type of construction, your zoning and your local building requirements, you will be required to have inspections of your foundation / footings, the framing, the electrical, mechancial and HVAC systems, etc. affected by the work. 

This may require digging the ground back up so the inspector can confirm foundation depth, size and draingage requirements.  The interior wall finishes (gypsum board, panelling, etc) may have to be removed in some or all areas so the framing and electrical can be inspected (If one area fails, be prepared to pull all areas down).  At each inspection, if the work is found to be lacking, then you will have to correct the work before getting permission to use the room.  If there is an electrical or safety violation found, it is possible the Building Official could declare the entire property inhabitable until the offenses are corrected (IE you are homeless until it is fixed).

As you can see, you have to hope beyond belief that the builder constructed everything correctly and that the building officials will work with you to minimize the amount of deconstruction necessary to inspect the work.

Also, you will be charged all the fees associated with plan review and permitting, and you will be charged for each inspection visit (as your builder would have been charged initially had they followed the law).

As for value, here is the real concern:  If your home burns down or faces some similar disaster, your home owners insurance will balk at paying; they will blame the illegal construction as the cause.  As for the value of your building, not having a permit will make any buyer have a difficult time getting their own insurance, thus harder to sell.  The room itself will add value to your property, if it isn't a hazard (IE permitted). 

Also, taxes are based upon assessments, which use the land records.  Building without a permit, can be seen by local officials as an attempt to avoid paying property taxes, since the land records do not show the addition.  Until the official tax records reflect an accurate statement of your building, you may face fines, tax fees and other costs associated with the improvement depending upon how long it has been there unreported.

You may wish to contact a local, licensed Architect who works with the local building department.  They will know the personel, know which forms you need to fill out first and how to protect you from an overzealous Building Official (there are exceptions and options within the Code that the Building Official may forget or ignore that an Architect can request be used to prevent tear down or damage).  Next time you go to build get the Architect first to protect yourself from what this construction firm did to you.

Good luck!
Unfortunately this is not something you will easily resolve; and even if you were to win, the amount of time and funds spent will probably exceed the cost of the actual repair.

Each state has different rules on what "as-is" means, but almost all use the term when it comes to realestate sales.  At two years, you are facing a hurdle that any issue could be the result of new conditions, acceptable wear / settlement, etc.  Has there been any changes in the area? (New house built next door, new addition, earthquake, flooding, etc?)

While you may have been given a home warranty with the purchase (do check your sales paperwork to see if there is any warranty and what it covers for how long) the house is sold to you as-is; it is your responsibility to raise concerns prior to taking over the house, so going back two years later is a huge up hill batle.

The home inspector is also going to be found faultless, as their reports almost always have words like "consult with an expert. . ." after each report section and they have disclaimers for missed items, etc. I got certified as a home inspector and was surprised at just how little they actually require you to know to become an inspector. They are really just an extra pair of eyes to help inexpereinced home owners look where most people don't look or go.  You even mention that the repair work was well masked, so you didn't notice it until you began looking for it.  A good inspector might have caught it, but you won't win any court cases proving yours wasn't good enough.

The Seller will claim that any foundation issues were fixed and resolved, which is why they marked "No" on the foundation issue section.  They fixed it; so it was no longer an issue.  If it came back, that is a new issue.  You and I know this is bogus, but to win in court you have to prove intent; and the builder can easily show they thought it was fixed.  Or, they might even be able to claim they were unaware - the repairs were from the previous owner, and were hidden so well HE and YOU didn't notice them.

So the next step is to meet with your home insurance agent.  As I mentioned above, if there have been any enviromental changes (a new house next door could have changed the underground water table flow or pressures, for example) you may be covered.  Even if there are no issues, you still may have a policy that allows for major repairs to be covered after a certian cost threshold, etc.  You'd be surprised at what your home owners insurance covers - find out first; they might have in house or low cost engineers who will do the initial inspection, etc.  They also will provide advice on your home sale; if they think you have a case against the Seller.

Best of luck on this issue.  Make sure any solution you pay for solves the cause (Stress on the wall), and doesn't just fix the results (cracks).

For this type of job, you need plans and specs from an Architectural/Engineering firm before thinking about contractors - and to get a building permit. Ben's method would work and done incrementally could cost well over $100,000 plus as he says, but this not really the most economic way to approach this big a job. A House Mover or Foundation Underpinning specialty company can usually slide your house onto a whole new foundation, or jack it up on steel beams and hold it there while a basement is dug underneath it, without any intermediate piers. The jacking/move cost would probably be on the order of $30-40,000, and a new basement probably about $40-50,000 - rough ballpark, though I have been involved in some 1000-1500SF single story jobs that went for under $70,000 total. I have been involved in a fair number of these type jobs - and the way the numbers come out, if there is room on the property to move the house, it is almost always nearly as cheap or cheaper to build an equivalent square footage (basement plus ground level) addition rather than add a basement under the house, and that way your new footage is half above ground so worth more on resale, plus you do not lose use of the house for a month or two. Second cheapest is usually sliding house to a new foundation, if property is large enough to do this - though house is totally cut off from utilities for a week to three. Most expensive, and usually only done in tight city environments or with full 2 story or higher houses, is adding the foundation in place, though your utility interruptions should be on the order of hours at a time rather than days or weeks. Talk to an architect - I think you will quickly lean towards the addition option rather than adding a basement - it is just too expensive to deepen foundations in most cases, plus you WILL get cracking in the house and possible water and sewer pipe problems in a move/underpinning job, which is not the case with an addition. This become more likely the case since you want to add 8 feet off the back of the home anyway - so why not just enlarge the addition and do it all that way - MUCH simpler, and MUCH less disruption of your life, and you get much higher resale return on your investment.
"Like a sunroom" indicating the addition has yet to be built?  If it's just a remodel there are several remodeling contractors to choose from.  If you also need the addition built pick a general contractor with experience building new construction as well as additions.  If s/he provides a price before the plans and specifications are on paper drop them like a hot potato.  They don't know what they're doing.  Whether they have the ability to provide the plans and specifications first or they refer you to an architect you must have plans to properly bid a major remodel or addition.  It is also good practice anyway just to make sure both parties are on the same page and understand exactly what will be done.

Just a note about the "type" of contractors described in another answer.  The one's who do most or all of the work themselves are not very profitable without doing something illegal or cutting corners somewhere, if they finish the job.  The time a contractor spends on a job takes away from the office time needed to run a proper business and chase new leads to keep working after your job is finished.  There are honest people out there who do everything themselves and don't need to make much money in a year but they are few and far between, typically retired and so the work as a means to keep active and make a little side money.  Others try to do a couple of jobs at once and rob from the funds of one to help pay for the other.  They just aren't experienced enough and were probably sub-contractors who suddenly thought they could run the show.  I've seen it repeatedly.  They hit up the customer for more money due to their own budget planning or abandon the job because they aren't making any more money.  be leary of a contractor who does not either use an employed or sub-contracted crew, meaning they manage the project's quality, time, and money distribution.

Todd Shell
Todd's Home Services

Home Building reviews in Leawood


I filed a complaint with the Illinois department of insurance and before they could hold them liable, this company simply let their adjusting license expire. Very deceptive business practices. This company is owned and ran by one man and he touts 30 years of business, however those 30 years only worked for his benefit, not ours. As a result our business did not reopen and he left us holding the bag. Also checked with the cook county
Leawood Home Builders Provider Name Locked
and he has been sued many many times. don't waste your time or money.
- keyyona C.

We had a small"glitch" ifn first day's work which we discussed with Mr.
Leawood Home Builders Provider Name Locked
. He was very kind and understanding ...quite patient and accommodating .He personally came over and went the "extra mile" so to speak...which we appreciated very much. We have hired him to do more work. We had confidence in his word and in his work...a great combination!!!!!
- Carole & John S.

Leawood Home Builders Provider Name Locked
and his crew diagnosed and fixed issues with water leaks in my newly remodeled home. Additionally he built a partial roof to cover a problem area that a previous contractor had installed.
Leawood Home Builders Provider Name Locked
was very helpful in diagnosing what the cause of the leaking was and how to best address the issues. Once he started he and his crew worked very quickly and cleanly, it was almost as if they weren't even here.
- Cory H.

I called and left a message and about 5-10 mins later a man called back saying he was sorry he missed my call and what could he help with. I told him a friend suggested I call about my mothers roof either getting replaced or repaired. He said he could make it out either later that afternoon or the next morning to take a look. I told him the next day would work how ever I would not be there just my mother would be and if he had any questions to please call me. The next day he went and met with my mother. I will say I was nervous as sometimes a sales guy will try to talk a women into whatever he can. That was not the case here. He was up front and honest and even called me after to fill me and and answer any questions I had. After looking at the price to repair or replace we decided after talking to him that we would just repair. He was honest and said we could replace the roof but said if it was him he would just repair it why waste money when you do not have to which went along way. In today's world it is nice to get a honest business man who will not try to pull one over on you. He set up the work for two days later and had it done that day. A few days later it rained and she had no issues which made her happy and me as well because I did not have to hear about it anymore. So thank you to them for that. I replaced my roof last year but would use this company again if I had to. Now she is thinking of getting her rain gutters replaced and so the process starts again. But at least we know who to call now.
- Jeffery E.

It was perfect. It is so sturdy and professional. We got it for a very reasonable price. He is very reliable, caring, nice, knowledgeable and professional. I didn't know what I wanted, so he went to Home Depot with me and let me put in my input and helped to get exactly what I wanted.
- Denise J.

Workers were always on time but very unprofessional. They did not cover needed furniture and items in the rooms when sanding nor did they cover sufficiently the carpet in the room they had to pass through to get to the kitchen. Therefore, it took an entire extra day to clean up the room. Their work was good, but they were just not educated in the finer parts of the job.
The representative/salesman (
Leawood Home Builders Provider Name Locked
) did not appear until the end of the work and kept telling us by phone that his "foreman" would be here. However, the foreman did not show up until the last days of the work and when he finally did, he was extremely rude to us, the owners. He appeared when the workers had gone to lunch. He came in unannounced and walked through the house. It was alarming and when we asked him who he was he was very rude and abrupt.
The workers were basically on their own and really did not understand what we wanted done. For example, we wanted 2 lights in the kitchen area and
Leawood Home Builders Provider Name Locked
insisted we needed 3 so the workers did what he said instead of what we wanted.
Leawood Home Builders Provider Name Locked
did not consult us any further after we told him 2 lights, just told the workers to put 3. We eventually convinced one of the workers to put a dimmer on the lights so it was not so bright. When
Leawood Home Builders Provider Name Locked
saw this after the work was done, he was obviously not happy.
Leawood Home Builders Provider Name Locked
was a typical "
Leawood Home Builders Provider Name Locked
-dealer" to quote an old term, the original used car salesman. Before the work was finished he was asking for the final payment.
We will not use this company again, at least not through
Leawood Home Builders Provider Name Locked
, their representative.
- Robert S.

Superb. Very honest and competent. A total pleasure to deal with. I have dealt with many contractors over the years and
Leawood Home Builders Provider Name Locked
Leawood Home Builders Provider Name Locked
is top shelf!!! Way better choice than
Leawood Home Builders Provider Name Locked
, who only wanted to sell as many windows as they could!

- michael O.

The front porch had just one railing, not particularly safe for my husband who has Parkinsons. Mr.
Leawood Home Builders Provider Name Locked
's crew removed the existing railing and replaced it with a bigger, safer one. They came up with a design that allowed my husband to get onto the porch more easily. They also added on to the other side of the steps. This was all done in one afternoon. So professional and efficient. I could not ask for better workers or end product. Highly recommend!
- Louise D.

Home Builders in Leawood, KS

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

221 Construction LLC

1050 W Innovation Dr

4-Gen Construction Inc.

5200 W 94th Terrace
Prairie Village

A-S Lock & Key

748 E. Walnut St.

A1 Custom Construction, LLC.

7013 N Campbell St.

Absolute Building Concepts, LLC

4015 N Buckner Tarsney Rd

Accent Remodeling and Renovations, LLC

9924 Floyd St
Overland Park

Affinity Construction & Contracting LLC

200 e. Whispering Hills Blvd

Affordable Energy Solutions

4445 NE Blue Jay Drive

ALH Home Renovations LLC

4710 Mission Rd
Roeland Park

All Action Contractors

303 North West Central

All America Fine Finishes

830 S 11th St.
Kansas City


Box 860691

All-Weather Window Doors & Siding

5410 Johnson Drive


15115 W 147TH TER


6731 W 121ST ST

Ault Design and Construction

1212 SE Broadway Dr

Base Built Services

2629 Manhattan Ave. PMB 219

Bear Contracting LLC

9001 NE 111th St


15621 W 87th Street Pkwy



Blue Mountain Capital Inc

15840 Woodend Rd
Bonner Springs


13401 Mission Rd

Brantley Construction

6617 W. 152nd Street
Overland Park

Breckenridge Builders Inc.

2315 W 104th Terrace

Brick Chute Masonry

505 NW Brad Cir


1210 Thompson Cir

C L Conus Builders, LLC

18090 Evans Rd

Cambridge Cabinetry

6800 W 180th St

Carlson Renovations

2106 South Jackson Drive

Catalyst Construction LLC

7117 Cedar
Prairie Village



Classic Buildings

15640 E Hwy 40

Classic Buildings LLC

67 Progress Ln

Classic Contracting LLC

501 SE Douglas St


319 E 11TH AVE

Collette Remodeling

511 E Washington St

Complete Home Construction

PO Box 342

Complete LLC

8666 W 96th St
Overland Park

Complete Property Solutions

7700 Wedd St
Overland Park


4829 W 121ST ST


8730 Oak Country Ln
De Soto


10908 E 72nd Terrace

Country Wide Builders

1869 Glendale
Kansas City

Crain Properties, Inc

8401 NE 125th St

Cunningham Construction Inc

4255 S Copper Creek Dr, Olathe, KS

CV Anderson Inc.

1796 E. Kansas City Rd.



Dan Row Construction

10118 W. 65th Dr

Dargal Clark Builders

1324 SW Auburn Rd


8031 Wenonga Road


9006 W 121st Ter
Overland Park

Depetre Remodel & Repair

129 Oak St
Bonner Springs

DirectBuy of Indianapolis

8450 Westfield Blvd

Distinctive Homes & Remodeling

12104 Perry St
Overland Park

DOTec Engineering Corp

424 Jefferson St

Dream Home Remodeling

525 Stacey Dr.

Exteriors And Moore

7400 Flintrock Rd

Fentress Builders Inc

6006 E 38th St

Fine Homebuilders, llc

6410 Vista Dr

First General Services of Kansas City

708 NW R.D. Mize Road Suite J


4101 Prairie Lane
Prairie Village

Giro Construction LLC

2119 NE Sparta Dr.

Glen Mock Construction LLC

6421 Gladstone Dr

H & A Orangi Remodeling

7617 Falmouth
Prairie Village

H&H Contracting

14566 Granada Cir
Overland Park

Handyfolks Inc

6229 W 122nd St


12009 ASH ST

Hawley-Vides Construction and Painting

2913 West 113th Street

Heartland Renovations

9904 N Lydia Ave


5950 ROE AVE

Heritage Exterior Design LLC

124 N Prairie Street


1645 1600 St

J&A concrete finishers

1118 E Sleepy Hollow Dr


2910 W 162nd St


13401 W 105 TER

Jim Saner Home Repairs

11709 W 48th Terrace

JML Remodeling, LLC

702 17th Ave N.


PO BOX 12303
Overland Park

JRC Builders Inc.

108 E 175th St

Justin Schmuhl Construction LLC

21925 W 178th Terrace


PO BOX 7343
Overland Park

K.C. Custom Cabinets

18320 Prairie View Rd.

K.E. Smith construction

8631 N. Kansas Ave.

KC Blind Guys, INC

821 SW Oldham Parkway

KC Elite Contractors Group

PO Box 24102
Overland Park


2809 N. Twyman Rd.



Klassen Construction

9901 Connell Drive
Overland Park



Kraft Building

PO Box 25405
Overland Park

Landmark Services

7333 Walrond Ave

Lee Schmid Construction

22875 S Gardner Rd

Lifestyles Custom Homes & Remodeling Inc

6920 W 153rd St
Overland Park


10005 HOWE DR

Lumberjack Construction Inc.

9431 Somerset Drive
Overland Park

Malnar Remodeling

7415 stearns

Malnar Remodeling

7415 Stearns



MB Roofing, Inc.

PO Box 901478

MC Contracting, LLC

923 NE Woods Chapel Road

McBee Custom Homes LLC

520 N State Route 7

McNeill Renovation Co

10308 Metcalf Ave.
Overland Park

Mesler Roofing, Siding & Windows

710 E 22nd Street


15455 W 175TH ST



Milner O'Quinn Ford

2502 Cantrell Rd

Mirable Home Services

22 Brookside Dr

MM Property Management & Remodeling

720 Minnesota Ave
Kansas City

Morrow and Son Renovations

22600 West 53rd. Place

Morton Buildings Inc

280 NW State Rte 7


11700 Plaza American Dr

Owen Homes LLC

113 S. Bridge St. PO Box 365

Patterson & Associates Construction

6947 Horton St
Overland Park

Pcr Construction And Roofing

15298 S Keeler St

Peak Electric

2205 NW 65th Street

Precision Builders LLC

20998 w 118th ter

Preferred Contracting Systems

2012 W 104th St



Principal Builders, LLC

5300 W. 94th Terr.
Overland Park

Pro Paving & Sealcoating

1217 Nw Scenic Dr Grain Valley

ProC.A.RE Chiropractic

15024 S Black Bob Rd

R & S Lawn

106 James St




11233 Nall Ave Ste 130



Re-Build LLC

302 E Park St

Refined Remodeling

7223 W. 72nd St.
Overland Park

Remodeling Second Opinion

106 W Sunnybrook Dr


Kansas City

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310
Overland Park


31051 207TH ST

Rodriguez Mechanical Contractor Inc

541 South 11th Street
Kansas City

Rolyn Companies, Inc.

5706 Frederick Ave

Ron Construction LLC

16000 E 202nd St

Rooster Rubber LLC

5330 Winner Rd

Russ Boyce Repair, Construction & Excavation

* Where Precision is Key *

S N J Construction

6738 N Madison Ave

Scandinavian Log Homes

1861 NE 146 Street

Scott Electric

1608 W Elm Terrace

Segale Construction

4917 Ballentine

Shawnee Mission Builders LLC

10662 Widmer Road


p.o. box 23505
Overland Park

Still Contractors, LLC

15740 S Mahaffie St

Stokes Public Adjusters

16470 S. Laurelwood Street

Stonner Construction Inc

7428 Tauromee Ave
Kansas City

SunSource Homes Inc.

1828 Walnut St.

TBE Construction Group, LLC

15605 S Keeler Ter Ste A

The Screen Dude, LLC

8401 NE 125th St

Thomasson Construction

De Soto

Thompson Homes

PO Box 4804
Overland Park

Tingler's Home Repair

3295 SE McQueen Rd

TLC Construction & Dev. Inc.

106 SW. Rosehill Rd.

Total Home Concepts LLC

P.O. Box 23400
Overland Park

Twin Lake Construction

520 Cedar Ridge Cir.

Ultimate Construction

1107 South Sunny Nook School Road

Ultimate Group LLP

309 West 39th st.

Van Pelt Contracting

7280 NW 87th St

VanBuskirk Construction

801 NE Holliman Ln


3107 Roanoke Rd.

Wendt Construction


White Box Designs, LLC.

534 NW North Shore Dr


13914 Parallel Rd

Williams Contracting ,Inc.

7919 Darnell lane

Wilson Home Development

1525 N 7 Highway Suite 203

Wilson's Resort

88 Wilsons Resort Dr.

Wiseguys Fire & Water Restoration

14759 S. Alden St.


16108 Richmond Ave



Young Remodeling

2517 Jefferson St.

Zeotech Construction

7030 W 107th St.
Overland Park

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