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Petoskey Concrete Contractors from people just like you.

A
"Since this was a small job--an 8' x 2' concrete extension--we had difficulty finding a contractor willing to do the work for us.
" offered to do the job with no reservations. He indicated from the start that the price would be a bit high because of the costs of sending out a crew and mixing concrete for a small pour. The crew arrived on time and started working immediately. They leveled and prepared the ground for the concrete, attached rebar to the existing concrete slab and leveled the frame. After mixing and pouring the concrete, the workers broke up a concrete block that was left over from the removal of an old shed so it could be disposed of more easily. They removed the frame and cleaned up the site before leaving. They did a great job--the slab fits the new shed perfectly.

-Joe L.

A
"They did a beautiful rough stone
and did a stained color for the concrete. It was gorgeous. They were professional, courteous and the job" turned out beautiful. In terms of concrete, the "finish" was so prefect and smooth - exactly what my husband and I wanted. We didn't know about sealer types and the sealer they suggested was perfect. It was a nice
but it's not slippery. I think we expected it to be nice but not "wow" nice. We took a
because we hadn't read any Angie's reviews or anything and we are glad we did. The main guy,
, really worked to give us what we wanted. The pricing was really, really good as well.

-Tim M.

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Angie's Answers

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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.

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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

Concrete Repair reviews in Petoskey

A

Rating
Very satisifed with all the work that
Petoskey Concrete Contractors Provider Name Locked
did. Got a great and honest quote that reflected a good balance between cost and intensity of the repair.
Petoskey Concrete Contractors Provider Name Locked
very responsive to come out to give a quote. He ended up not being able to perform the repair for 6 weeks due to scheduling issues, however he was always communicating with me to let me know I was getting pushed back. This was frustrating, but honestly I had experienced the same thing with other stucco contractors (and really any contractor on the beach).
Petoskey Concrete Contractors Provider Name Locked
was the most direct and honest about it. The guys who did the work were knowledgeable and quick. Final bill was well under the quote and accurately reflected the hours that the guys put in. Well satisfied and would use again.
- Christopher A.
A

Rating
Contractor was very punctual, had a fair bid and performed the job well. This is now the second time we have used this provider and have been very happy with the quality of his work. I would highly recommend.
- alex P.
D

Rating
On June 25 I got an estimate from a
Petoskey Concrete Contractors Provider Name Locked
. employee on doing something with the cracks in my garage floor. The estimate was $1100.00 to grind-open and patch cracks and $5600.00 to remove and replace the garage floor. My wife and I talked it over and finally decided to fix the cracks.
Two workers came out and set to work to fix the cracks. I went out a couple of times to see how things were going. After two hours they told me they were almost finished. I noticed a couple long cracks that had not been touched, so I asked about them. They told me they had been told not to touch the hairline cracks. Soon after that they left. They had spent 2.25 hours each working on the cracks. So that was a total of 4.5 man hours.
Today I got a call from the person who did the estimate. He said I had not paid my bill yet. I told him I hadn’t gotten an invoice yet. He told me they didn’t invoice, that I was to pay from the estimate. That’s something I had never encountered before. In any case I wanted to talk to somebody about the charge before paying. I said that $1100.00 seemed an excessive charge for 4.5 man hours plus a small amount of concrete to fill the cracks. He said that was what happened when you “farmed the job out” and used contractors. He said their cost was $150.00 an hour because they had to pay workers comp and the like. I’ve had a small company of my own for almost 25 years. No employees the last few, but when I did have employees there was no way workers comp and other benefits worked out to $150.00 an hour. But even at $150.00 an hour, the labor charge would be $675.00—leaving $425.00 to cover the cost of the little bit of concrete and for profit.
I’m embarrassed to say I’ve forgotten the name on the truck one of the workers was driving—it was not
Petoskey Concrete Contractors Provider Name Locked
. The other came in his own car. I thought perhaps I could get the
Petoskey Concrete Contractors Provider Name Locked
guy to tell me the name, so I asked him. He said “well, it’s the same company.” So I asked again for the name. He said “it’s his brother’s company.” I assumed he meant the brother of the owner of
Petoskey Concrete Contractors Provider Name Locked
, except the owner is a woman. I did look for the name of the other company on Angie’s List at the time and it wasn’t there. The
Petoskey Concrete Contractors Provider Name Locked
page on Angie’s list states “Our teams are cross-trained in construction skills to avoid using sub-contractors.” Hmmm.
I think a solution to this would be a charge of $65.00 per man hour plus a bit for the concrete and something for profit—perhaps $400.00.
- GREGORY S.
A

Rating
They showed up on time, did a professional sealing job, backed their work with a guarantee, edged my driveway and blocked it off to any traffic until firmly set. My driveway looks new.
- Brenda W.
A

Rating
Wonderful! The steps they provided were of excellent quality, the installers removed my old wooden step that was crumpling and took the debris away with them. The installation took about 2 hour. If I ever need another step again, I would diffidently use Concret Unit Step!
- Suzanne H.
A

Rating
Petoskey Concrete Contractors Provider Name Locked
gave us a build schedule during the bid phase of the project. Interestingly enough, they came in on time and on budget, even considering the torrential downpours we were experiencing at the time. When thunderstorms were in the area , preventing work from proceeding, we still were contacted by
Petoskey Concrete Contractors Provider Name Locked
for updates.
Petoskey Concrete Contractors Provider Name Locked
went above and beyond their contractual obligation on our project. The first thing they did, which WAS NOT in the contract, is they brought a number of loads of fill dirt in after construction was complete, and built up around the building. They did not ask for additional compensation for his time to do this. The second very noteworthy thing they did was, when we had an additional slab poured under an existing roof line,
Petoskey Concrete Contractors Provider Name Locked
installed a short retaining wall/
Petoskey Concrete Contractors Provider Name Locked
on the west side of this slab to prevent
Petoskey Concrete Contractors Provider Name Locked
runoff from washing dirt onto the new slab. This was also not in the contract, but needed. Again, they didn't hit us up for more money. The attention to detail and professionalism was superb, in my opinion. I would not hesitate to recommend them to anyone.
- Janeen J.
A

Rating
First,
Petoskey Concrete Contractors Provider Name Locked
was the only concrete contractor to call me back out of 4 contacted.
Petoskey Concrete Contractors Provider Name Locked
texted me back about the job in just a few minutes of my call. We scheduled an on-site consult and he came out on time and delivered the estimate that same night. The price was in-line with what I had anticipated and I accepted the contract with the work scheduled for about a month later.
When he came the morning of the install to get the crew started,
Petoskey Concrete Contractors Provider Name Locked
re-evaluated the slope of the yard near the house leading down to the proposed new patio/walkway and and modified the design a bit to include a higher round-over concrete berm to assist with drainage/run-off at no extra charge.
The crew excavated, set up the forms and laid down the gravel base in the morning and by that afternoon had called in the concrete truck and had it poured and finished. The work crew was professional, worked efficiently, and were very courteous.
That night the concrete had set up enough for me to do a couple basic checks and a
Petoskey Concrete Contractors Provider Name Locked
golf-ball test confirmed that the crew had adequately/gently sloped the walkway/patio away from the house and hadn't left any seriously low spots where rain-water may collect.
They came back the next day to tear down the forms and clean up. The work-site was left just as they found it without a lot of excess mess/waste/etc.
Based on the work performed and how well it went, I have other jobs I'll be calling
Petoskey Concrete Contractors Provider Name Locked
to do, including a base for a new garage and work at the next house we buy in the coming year or so.

- Matt E.
A

Rating
From the initial call to the end of the project, G&P was super easy to work with. They returned phone calls, showed up on time, and completed the job exactly as bid and expected. My new driveway is super nice and my neighbors are jealous. I'm keeping these guys on my contact list for future projects.
- Michael P.

Concrete Contractors in Petoskey, MI

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

A-1 Services

701 Mackinaw Ave.
Cheboygan

AB Edwards Restoration LLC

788 N Bay Port Rd
Bay Port

Alpha & Omega Stove & Sweep

1235 E Grand River Rd
Williamston

Anderson Concrete

158 Southern Shores Dr
Brooklyn

Bichler Gravel & Concrete Co

6851 County Rd 426
Escanaba

Blast It Powerwashing

2786 Lewis Dr
Port Huron

Built Solid Renovations LLC

123 Main
Sterling Heights

D.B. Construction

Minden City

Doctor Flue, inc.

1610 Dinius Rd
Tecumseh

Essential Upgrades

Burtchville

GM Masonary

7371us31
Alanson

HANSON BUILDERS

2405 13TH ST
Menominee

Harms Enterprises

88 W. Houghton Lake Drive
Prudenville

Jess Arquette

7408 Hungerford Lake Dr
Big Rapids

Marshall Concrete, Inc.

6099 Charlevoix Rd
Charlevoix

Maxwell Builders

1043 Dale Rd.

MY ROOF

115 dexter
Milan

Northern Concrete Cutting Inc

4220 Lake George Rd
Dryden

Patriot Builders

189 North Ridge Street
Port Sanilac

Quality Built Building QBB

300 Atlantic Street
Bay City

Quality Concrete Construction

23820 US-10
Reed City

RIETH RILEY CONSTRUCTION CO

1345 W WEST BRANCH RD
Prudenville

Spanky's

7490 shea

Stay Dry Basement Waterproofing Inc

4600 N Grand River Ave
Lansing

STOWE CONCRETE PUMPING INC

808 BAXTER ST
Petoskey

SUPERIOR ASPHALT

989 BERGER RD
Petoskey

Superior Construction Enterprises

3544 East McCoy Road
Gaylord

The Concrete Artisans

10522 Matchett Rd.
Kingsley

Tim Kenney Building and Remodeling

04305 PEARSALL RD
East Jordan

Wholesale Floor Coatings

79980 Main
Memphis

Wildcat Construction

8781 Long Rapids Rd
Alpena
Petoskey Zip Codes

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