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D
"Arrived 1/2 hour late, no phone call, appt was 9:30am. When they arrived they did not know about the ceiling fan instalation. They said they'd be right back." After waiting 3 hours I called their office, they told me they just left from there, got back in about 3 1/2 hours. I had afternoon appts, that's why I scheduled work in morning, well now I'm calling my clients to reschedule my appointments. The work finally began in afternoon, the workers were very polite. When they finished the job,I was told their vacuum fell off their truck so they couldn't clean up, they swept a little and all I had was a hand vac, guess who was on the floor vacuuming. Now when I signed up, one big motivator was rebates from my local utility, they told me they would handle all the paper work for the rebates, well after two weeks I called the gas company to see if my rebate info had been submitted, they said no. I contacted the office and I told them I'll just submit the paper work I was pretty sure they were not going to do this. I just need a legible receipt with square footage info so I could submit the rebate info before 30 days had passed. I was told over and over again for over ten days that they would send me an invoice I could submit to the gas company, I finally had to meet one of the employees who got me what I asked for, I was in contact with these guys every day, multiple times a day for ten days (and texting) trying to get the receipt I needed. When I looked up this company on Angies List they had NO reviews and I thought they were new and a green company so I took a
, it was a mistake. I have lot's of things I need done on my house, I will now only look for companies with an established record with Angies.

-John C.

A
"Started out as replacing concrete double driveway which had split and the walkway..and to be replaced with pavers,,,added on a pathway from the driveway to the" front porch, which they redid and raised to complete the job.. They replaced the grass and the dirt that they had ripped up while getting to the walkway (we paid for this) but they brought to the site and planted.. We were very excited how Mr.
was on the property every day, sometimes till late in afternoon and supervised the whole job .................I would recommend to my friends for his professionalism ....

-Robert P.

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Local Articles in Shawnee

This stamped concrete patio features grout work and multicolored shading effects. (Photo courtesy of Salzano Concrete)

Stamped Concrete Adds Affordable Appeal to Outdoor Patios

More homeowners opt for stamped concrete that mimics stone, brick or tile for patios and pool decks, or resurface old concrete for a new look at a lower cost.

concrete leveling (Photo by Photo by Jason W. )
Concrete - Pouring & Repair, Concrete - Stamped & Decorative

Mudjacking or concrete leveling may be the answer if your front porch is stooping or your sidewalk is slouching. Consider these tips to level sunken concrete.

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Contractors say homeowners with this trait are the most satisfied with home improvement projects.

stamped concrete patio and fire pit
Concrete - Pouring & Repair, Concrete - Stamped & Decorative

Stamped concrete is a growing trend for patios and pool decks, but it requires a special technique. Hire a qualified contractor to get a professional look.

Granite chip epoxy concrete garage floor sealer
Concrete - Stamped & Decorative, Epoxy Flooring

Make your concrete last longer and look nicer with garage floor sealer. Evaluate the types of floor sealants, and learn how to properly apply and maintain them.

Inspiration & Ideas

Bush Stadium Lofts (Photo by Brandon Smith)

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. 

 

 

Stamped Concrete reviews in Shawnee

C

Rating
Service person was a subcontractor and was a no-show for 4 different occasions. When he finally did the job he wanted cash only, wanted my receipt for material I personally purchased, wanted left over supplies and accused me of shorting him money, which I did not since I checked the amount twice and my wife did once. Sadly I used
Shawnee Stamped Concrete Companies Provider Name Locked
several years ago and the service and job were excellent. After the job I reviewed this company with local Better Business Bureau and viewed 14 open claims against
Shawnee Stamped Concrete Companies Provider Name Locked
all dealing with poor service and quality.
- Bruce B.
A

Rating
It went great. I love my patio and it has made a huge difference in my home. I love sitting out side and just enjoying my patio. The quality of work is incomparable to other stamped concrete patios I have seen. I felt like his price was very fair and he was very professional. I am a single girl who lives alone and a lot of companies will take advantage of the elderly and women. I never felt uncomfortable with him being there and lets face it some guys just creep us women out! I will always tell everyone about his company if they need any concrete work done. I am very very very happy with the work that was done.


- kristen A.
A

Rating
Shawnee Stamped Concrete Companies Provider Name Locked
was very professional and gave us a detailed estimate. He communicated well, and showed up when he said he would. He performed the work as he said he would, with no
Shawnee Stamped Concrete Companies Provider Name Locked
extras or cost. We are very pleased with
Shawnee Stamped Concrete Companies Provider Name Locked
's work and how he treated us throughout the entire process. We would use
Shawnee Stamped Concrete Companies Provider Name Locked
again and highly recommend him.
- Keith A.
A

Rating
Let me begin with the words “committed to excellence.”
Shawnee Stamped Concrete Companies Provider Name Locked

Coatings Inc.,
Shawnee Stamped Concrete Companies Provider Name Locked
Spillmann and his men were considerate and respectful
professionals from our first meeting, to daily updates, to completion of work ahead
of schedule in spite of my change order to paint the house interior.
Shawnee Stamped Concrete Companies Provider Name Locked
is a
master at painting and faux finishing.
As an Operating Room RN I tend to be critical and a finish person. I must say
these men and their clean-up crew passed my inspection.
I would hire them again as well as recommend them to others. In fact we are
hiring them to stain our exterior concrete.
- Jeremiah J.
A

Rating
Shawnee Stamped Concrete Companies Provider Name Locked
and party arrived promptly at 8:30 a.m. as promised and started working immediately. They washed and cleaned and made sure that the areas were all prepped and cleaned thoroughly before applying the
Shawnee Stamped Concrete Companies Provider Name Locked
(2 coats). I must say that I was very impressed with the finished look; beautiful with the true colors coming through. He also gave me additional information regarding maintenance and care for the pavers with a 2-yr warranty and a 5% senior discount. I would definitely hire him again.
Thank you
Shawnee Stamped Concrete Companies Provider Name Locked
for the great job!!
- Joan M R.
N

Rating
Dealing with this company was so
Shawnee Stamped Concrete Companies Provider Name Locked
and easy. We called them for a quote and they acutally came out and looked at the job. They were so professional and gave us a quote on the spot. Once we decided to move forward we call them to come out and they were there within the next week. They were so polite and professional. They worked very hard to make sure the patio was perfect. The patio looks GREAT!!! We cannot wait to use it this spring. I would def call this company for any future concrete needs.
- Jo G.
A

Rating
Shawnee Stamped Concrete Companies Provider Name Locked
did everything in an exemplary way. High-quality workmanship. A great product. Prompt and honest and gave a competitive proposal. It was a pleasure to do business with
Shawnee Stamped Concrete Companies Provider Name Locked
.
If you need concrete resurfacing in Central Florida, call
Shawnee Stamped Concrete Companies Provider Name Locked
. www.concretetextures.net
- Peggy B.
A

Rating
Everything went very well. Contacted
Shawnee Stamped Concrete Companies Provider Name Locked
through a friend on Tuesday morning. He was in the area and was able to swing by within the hour. We met, walked through my back yard and discussed the issues. We settled on the cost per square foot and walked to the front where he pointed out that he could recolor and seal the chipped walkway in the front while here. We agreed on the total price and he said that he had an opening Thursday morning at 8am.
Thursday morning the guys pulled up to my house at 7:30 and began to set up. I walked out, said your early and do you want a cup of coffee. They set up, stripped the old patched some spots, colored it and sealed it, and gone by 3. Told me not to walk on it for a few days.
Price didn't change, showed up on time and the office called to verify everything was going good.
Shawnee Stamped Concrete Companies Provider Name Locked
showed up the next morning to check the guys work. Great experience, and that's hard to find here in Vegas.
Job looks better than it did new.

I referred him to my neighbors the next day.
- Matt M.

All Stamped Concrete Companies in Shawnee, 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

AA Construction

Leavenworth

Absolute Home Renovation

8825 Bond Street
Overland Park

ACS: CONCRETE | CONSTRUCTION

18901 W 158TH ST
Olathe

Affordable Energy Solutions

4445 NE Blue Jay Dr.

All Concrete Inc

16909 S Graham

All Season Renovations

3108 NE Russell Rd

All Under One Roof

716 S Meadowbrook Street
Gardner

All Weather Decks

17173 Jessica St
Gardner

Allan D Surber LLC

517 North East Golfview Dr.

Alpha Construction

3212 n 44th st.

AMAZING FLOORS & MORE

230 HOLIDAY TERR
Lansing

American Remodeling Services LLC

13801 W 54th Terrace
Shawnee

Andy OnCall

Greater Kansas City Area

Aqua Blue Designs, Inc.

4216 Doctor Greaves Rd

Aquatic Builders

15630 S Lindenwood Dr
Olathe

ARC "The Remodeler Pro"

705-B SE Melody LN # 346

ASAP Services

11800 Shawnee Mission Parkway Suite 22
Shawnee

Ault Design and Construction

1212 SE Broadway Dr

B & M Remodeling

2300 NW Acorn Drive

BAKKEN CONSTRUCTION

3021 S BLACK FOREST AVE

BETTER CONCRETE CONSTRUCTION INC

21935 W 122ND ST
Olathe

BMI Construciton

1105 s prospect

Breckenridge Builders Inc.

2315 W 104th Terrace
Leawood

Browne Concrete

18725 High Prairie Rd
Leavenworth

C & C Concrete Construction LLC

6804 Claireborne Rd
Shawnee

C&C Concrete L.L.C.

7422 Stearns St
Shawnee

Cahaba Scapes

2130 11th avenue north

Constructing Kansas City LLC

1416 S 50th St
Kansas City

Deckadence

9006 W 121st Ter
Overland Park

DS Decorative

207 E. Pine

Executive design

662 Dixie St

Fine Homebuilders, llc

6410 Vista Dr
Shawnee

Floor Perfect

1915 Nebraska Ave
Kansas City

Foundation 1

5616 Raytown Rd

Garry Calvin Contracting LLC

5910 Reinhardt Dr
Mission

Golconda Group LLC

735 Southwest Blvd.
Kansas City

Hammer Down

33700 E. Oak Hill School Rd.

Heartland Renovations

9904 N Lydia Ave

Henry Contracting LLC

General Delivery
Leavenworth

Heritage Exterior Design LLC

124 N Prairie Street

Hernandez Remodeling

2501 n 49th terr
Kansas City

HODGES GARAGES

10334 MEADOW ST
Leawood

HOLLIDAY CONCRETE

2904 TRENCHARD DRIVE

HummingBird Construction

1600 Winterset Circle
Goddard

Infinity Home Innovations

7905 N Broadway Ave

J R Construction, LLC

2001 Grand Blvd

Just Right Concrete

6512 N. Michigan Ave

K.E. Smith construction

8631 N. Kansas Ave.

KansasCityConcrete.net

9111 dearborn
Overland Park

KC Elite Contractors Group

PO Box 24102
Overland Park

KC Prime Exteriors Inc

12995 Wild Rose Ln
Olathe

KC Pro

1616 N Corrington Ave

KCERW LLC

2809 N. Twyman Rd.

Kelly Reed Contracting

8642 Melrose St
Overland Park

Kreative Driveways Inc.

14212 Melrose St.
Overland Park

Land Escapes LLC

8357 Monticello Rd Ste 300
Lenexa

LEO CONCRETE CONSTRUCTION

1221 SE Broadway Drive.

LODDER'S CONCRETE

17918 Old Bb

MCGHEE CONCRETE

301 SE Alexandria

McGill Construction

605 Meadow Court

MEL Contracting

1040 NW S Outer Rd

Miller's Kampark

145 1/2 N Stewart Rd

Modern Concrete, Inc.

11936 W. 119th St. #165
Overland Park

MOUNTAIN CONSTRUCTION

Overland Park
Overland Park

MURRAY CONCRETE INC

8329A Monticello Rd
Lenexa

Natural Breeze Remodeling

1440 Wakarusa Dr.
Lawrence

Proconcretefx

8108 E 134th St

Professional Finish Concrete

15525 Lake Rd 4
Gardner

Remodel Masters

13225 S. Foxridge Dr.
Olathe

Renew Crew (formerly Wood Renew)

11507-A S. Strangline Rd
Olathe

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310
Overland Park

Rock and Wall Landscape

8500 NW River Park Dr Ste 136

Rock n More

9817 Foster
Overland Park

Royal Fence & Design LLC

119 N Parker Box #149
Olathe

SealMasters of KC

401 S Clairborne Rd
Olathe

Stampcrete of Kansas City

7113 W 135th Street
Overland Park

Suburban Home Services

312 E. 78th Terrace

Summit Lawn & Landscape

12020 Grandview Rd

T G Construction Llc

11719 Highway FF

Teacher's Landscaping

5431 Charlotte St

Templar Masonry

12580 S Red Bird Ln
Olathe

The Remodeling Pro

12519 Blue Ridge Blvd

VanBuskirk Construction

801 NE Holliman Ln

Walker Concrete

717 S 11th St
Kansas City

Warmzone

12637 S 265 W Suite 100

Wilson Concrete & Construction LLC

2632 Six Mile Church Rd

WOLFE CONSTRUCTION

842 OSAGE AVE
Kansas City

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