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A
" I met with
from
Construction and I feel he really cared about our needs. I never felt pushed or pressured to buy" anything, he treated the free estimate as an educational process. Instead of selling us on an entire waterproofing system he explained how a few minor repairs and a sump would solve our water problems. They were fast, professional and friendly. I wouldn't hesitate to recommend them to anyone.

-Kendra W.

N
"It was a great experience and he and his workers did a great job and I would recommend them to anyone needing this kind of service.

-Twanna S.

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Local Articles in Belton

Concrete repair: How to avoid common scams

If you have a concrete driveway or patio, repair is inevitable. Understanding the quote and repair process can help save money on a needed concrete repair.

The crew pouring the foundation for this member's house drew raves from the county building inspector. (Photo courtesy of Angie’s List member Debra C. of Palm Coast, Fla.)
Foundation Repair, Concrete - Pouring & Repair

Pouring a foundation is the first critical step in building your home, so make sure you know what to look for if you're hiring a custom builder or doing a portion of the work yourself. Here are some foundation basics.

Cracking in freshly poured concrete can be common within the first 30 days. (Photo courtesy of Paul Piontkowski)
Concrete - Pouring & Repair

Angie Hicks answers a member question about whether it's normal for cracks to form on a new concrete driveway and how to talk to your masonry contractor if so.

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.

Discolored concrete garage slab
Concrete - Pouring & Repair

Concrete pros say perfectly uniform concrete is not always possible, but excessive discoloration can occur for several reasons. Here are some possible fixes.

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. 

 

 

Concrete Repair reviews in Belton

D

Rating
I should have known when the first two bid appointments were canceled. But once we met it all sounded perfect. The first 3 weeks went well. They tried to do a couple shortcuts like back filling dirt mixed with broken concrete, but my husband put a stop to that. Once the walls and walkway were poured it looked fantastic. Then everything stalled. The job was supposed to be done by Christmas. I got a "we'll try" to get it done earlier but Christmas for sure. By March 1st, numerous calls and promises and apologies we now have a completely unfinished job and we are canceling the contract - which of course they were thrilled to do because it was so front loaded that the things that were left for them to do (build the custom fire pit and seating and counter tops) were probably going to cost them more then what we owed them. Shame on us for paying them too much in advance but shame on them for continually making promises, seeming so genuine then not delivering.
I would absolutely never ever recommend them!
- Susan F.
F

Rating
never submitted quite - never responded to follow-up request for quote. If you don't want to be bothered with the job, please say so. Work done by another contractor later in the year.
- Michael D.
A

Rating
We really enjoyed working with
Belton Concrete Repair Contractors Provider Name Locked
and
Belton Concrete Repair Contractors Provider Name Locked
.
Belton Concrete Repair Contractors Provider Name Locked
came out soon after I contacted him to look at the project. He submitted a bid that night and made a few adjustments at my request, such as letting me know the price difference if we did the demo work ourselves and also adding a little more square footage when we adjusted the shape of the path from the original curving design to a more angular, modern look. He also left materials about different stamp patters and dye color options.
We hired the company to do the work and set a date for just after Christmas. We decided to do the demo work and
Belton Concrete Repair Contractors Provider Name Locked
even recommended a company to us (which we ended up using) that would deliver and pick up a dumpster to put all the old asphalt and concrete into. The crew showed up on the agreed-upon day to build the forms. Due to weather (it was below freezing at night) the concrete work was delayed for a week or so but
Belton Concrete Repair Contractors Provider Name Locked
kept me updated on the timeline.
When the weather conditions were right - dry and not too cold - the crew was back out there and did a terrific job! They let the concrete cure for a few days then came back to seal it. The walkway looks great, they did a good job of cleaning up, the crew was friendly. Our new driveway isn't anything fancy but it's so nice and smooth and is a HUGE improvement over the old asphalt.
We were very happy with
Belton Concrete Repair Contractors Provider Name Locked
and have shared their info with a few admiring neighbors already!
- Valancy B.
B

Rating
I haven't gotten the work done yet since I have not had time to obtain other estimates. I didn't get the feeling he really wanted the work since it was Christmas time and smaller in scale. Estimates might have been high for that reason.
- Andrew T.
A

Rating
Absolutely perfect. Ten men arrived at 7:00am and were completely done in 3 days. This company is first class and does excellent work. I recommend them with an AAAAA plus. Look no further for quality work.
- Harry C.
A

Rating
Start and completion dates as discussed was right on time. All personel involved was polite and very professional. Outstanding job, love the new driveway.
- Nathaniel B.
N

Rating
I had installed stamped concrete on a couple of my previous homes, so when my new home builder suggested I pay $16k for a 250 square foot deck off the back of my new home, I decided to do stamped concrete again. Lucky for me, CJ
Belton Concrete Repair Contractors Provider Name Locked
had previously installed a beautiful stamped concrete patio on my neighbor's home at our South Riding house, so I was already primed to use
Belton Concrete Repair Contractors Provider Name Locked
Concrete. CJ promptly responded to my call and came out for a no obligation quote. he explained the process and the scheduling. He even gave me company references to build the steps from my main floor down to the ground where the patio was going in. As soon as I got the steps done, CJ's team came in and started the prep work. They were fast and courteous and within a few days, the patio was 90% done. The cold weather precluded the finishing touches but CJ's team stayed in contact with me and came out as soon as the weather was OK to continue the work. The patio looks great! My neighbors and friends are so impressed and cannot believe it is concrete.
Belton Concrete Repair Contractors Provider Name Locked
Concrete is top notch and it so nice to get a company to come in and perform as they claim they will and in a timely manner to boot! I highly recommend them!
- Carl C.
F

Rating
The actual job went fine, but as soon as the cold weather came, all of the concrete cracked and began to lift off the driveway. They came back and repeated the same work, which of course didn't fix anything. Same result. They never honored their work and we repeatedly asked for our money back or a portion of our money back. The driveway looks worse than it did before and we have to hire another company to repair it. $5,000.00 dollars and our driveway looks HORRIBLE!
- SIOBHAN B.

All Concrete Repair Contractors in Belton, MO

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

"KCS" Kansas City Sunrooms, Room Additions

7900 NW 100th Street
Kansas City

221 Construction LLC

1050 W Innovation Dr
Kearney

5 Star Construction LLC

11605 E Truman Rd
Independence

A & L MASONRY REPAIR

205 BROOKSIDE DR
Belton

A&K CONCRETE CONTRACTORS

11305 E 61ST ST
Kansas City

A-1 Construction

2435 N 68th Place

A1 Concrete Leveling Inc

816 NE Emily Ln
Lees Summit

A2D Landscape & Design

21316 E 51st St S
Blue Springs

AAdvantage Mudjacking LLC

12207 E 37th St S
Independence

Ace Home Maintenance LLC

997 NW 1621st Rd
Bates City

acm construction llc

9571 starr school rd
Odessa

Advanced Gutters and Remodeling LLC

1215 SW Hampton Ct
Grain Valley

Affinity Construction & Contracting LLC

200 e. Whispering Hills Blvd
Lone Jack

AFFORDABLE MUDJACKING

4401 Gardner Ave
Kansas City

All Concrete Inc

16909 S Graham
Pleasant Hill

All In One Construction KC

806 Covey Drive
Peculiar

All Season Renovations

3108 NE Russell Rd
Kansas City

All Under One Roof

716 S Meadowbrook Street

All Ways Asphalt & Concrete Construction

5815 Ne 41st street
Kansas City

Allan D Surber LLC

517 North East Golfview Dr.
Blue Springs

ALLIANCE CONCRETE CONSTRUCTION

619 S MAIN ST
Grain Valley

Allure Painting & Renovation

111 N 1st St
Blue Springs

Alpha Construction

3212 n 44th st.

ALPHA DECORATIVE CONCRETE

2008 E SPRUCE CIR

Aqua Blue Designs, Inc.

4216 Doctor Greaves Rd
Grandview

Atlantis Drainage Solutions

15640 E US Hwy 40
Kansas City

AULGUR CONSTRUCTION

19504 S MULLEN RD
Belton

Ault Design and Construction

1212 SE Broadway Dr
Lees Summit

B & M Remodeling

2300 NW Acorn Drive
Blue Springs

B&K Paving Co.

1015 S Bethany

BAILEY BACKHOE ASPHALT REPAIR

21401 S CLEVELAND AVE
Belton

BAKKEN CONSTRUCTION

3021 S BLACK FOREST AVE
Blue Springs

Barnds Companies

10000 W 135 St

BASEMENT MAGIC INC

5121 E FRONT ST
Kansas City

BEACON CONTRACTING

120 SW SECOND ST
Lees Summit

Bennett Home Improvement & Building

708 NW R D Mize Rd
Blue Springs

BMI Construciton

1105 s prospect
Kearney

Bradlech Construction LLC

16657 E. 23rd. St.
Independence

Breckenridge Builders Inc.

2315 W 104th Terrace

Brett KisnerConcrete

1813 ne 4th
Blue Springs

Brown Restoration Inc.

702 Keen St
Raymore

Browne Concrete

18725 High Prairie Rd

BRUNS CONCRETE CONSTRUCTION

82 NW 1021ST RD
Holden

Bud's Concrete Construction Inc

17005 E 18th St
Independence

Burkin Plumbing

50 North 74th St.

C&C Concrete L.L.C.

7422 Stearns St

Cahaba Scapes

2130 11th avenue north

CG HISHAW CONSTRUCTION INC

P.O. BOX 140462
Kansas City

Complete Living Concepts LLC.

11703 Centennial St
Peculiar

CONCRETE WORKS

305 NW 83 Rd St
Kansas City

Continental Siding Supply

13714 E 42nd Ter S
Independence

Cornerstone Foundation Repair LLC

7201 Central St
Kansas City

Cornerstone Restoration

6324 N Chatham Ave
Kansas City

CRABTREE CONTRACTING

19022 S CLEVELAND AVE
Belton

Craig Packham

204 NW Parker Dr
Grain Valley

CUSTOM MASONRY

PO box 702
Raymore

D & C CONTRACTORS

33668 LONE STAR RD

D C MILLER CONSTRUCTION CO

9723 WALNUT WOODS DR
Kansas City

D J CONSTRUCTION

19322 S SHERWOOD RD
Pleasant Hill

D. D. Hawkins LLC

210 Hampton Dr.
Smithville

David Cunningham Construction

3497 Shady Bend Dr
Independence

DIXIE OWENS CONCRETE

1831 E 80TH
Kansas City

DON RICHEY

PO BOX 18747
Kansas City

DOWN TO EARTH LANDSCAPING

6201 E 211TH ST
Belton

Dry Basement Foundation Repair

5121 E Front St
Kansas City

DS Decorative

207 E. Pine
Butler

Dynamic Porch & Patio

3300 Blue Ridge Cutoff
Independence

Exterior Touch Inc.

12610 Waverly RD.

Extra yard concrete and landscape

9520 Red Bud Rd.
Kansas City

Fentress Builders Inc

6006 E 38th St

Foundation 1

5616 Raytown Rd
Raytown

Foundation Guy Inc

1712 SW New Orleans Avenue
Lees Summit

Foundation Repair in Kansas City

500 South Liberty Street
Independence

George Higginbotham Concrete

4011 Terrace St
Kansas City

GFI Renovations, LLC

18921 E Valley View Pkwy.
Independence

Golconda Group LLC

735 Southwest Blvd.

Got Wood?

14975 Metcalf

GRANT RENNE & SONS INC

1200 E 8TH ST
Kansas City

Hammer Down

33700 E. Oak Hill School Rd.

Handyman for Rent

5505 Blue Ridge Blvd
Raytown

Henry Contracting LLC

General Delivery

Heritage Exterior Design LLC

124 N Prairie Street
Liberty

HODGES GARAGES

10334 MEADOW ST

HOLLIDAY CONCRETE

2904 TRENCHARD DRIVE
Independence

Infinity Home Innovations

7905 N Broadway Ave
Kansas City

Integrity Stone Restoration

10509 E 40th St
Kansas City

J R Construction, LLC

2001 Grand Blvd
Kansas City

J&A concrete finishers

1118 E Sleepy Hollow Dr

J.J's Contracting

19400 E. 37th Terr. Ct. S #106
Independence

Just Right Concrete

6512 N. Michigan Ave
Gladstone

K & G Home Renovations

5031 Lees Summit RD
Kansas City

K Grego LLC

9502 Jacob Ln
Lees Summit

K M CONSTRUCTION INC

1671 Madison Ave
Kansas City

K.C. Concrete Specialist L.L.C

10407 N. Virginia Ave.
Kansas City

K.C. Lawn & Landscaping, Inc.

PO Box 12174
Parkville

K.E. Smith construction

8631 N. Kansas Ave.
Kansas City

Kansas City Master Companies Inc

13501 Arrington
Grandview

KC Concrete Care

3357 Harvester Rd

KC Pro

1616 N Corrington Ave
Kansas City

KC QUALITY CONCRETE CONSTRUCTION LLC

508 MANOR DR
Blue Springs

KCERW LLC

2809 N. Twyman Rd.
Independence

LEO CONCRETE CONSTRUCTION

1221 SE Broadway Drive.
Lee's Summit

Lews Concrete Const LLC

1907 Joe Ln
Kearney

LODDER'S CONCRETE

17918 Old Bb
Holt

LRB CONSTRUCTION & REMODEL LLC

109 14TH AVE N
Greenwood

Lumberjack Construction Inc.

9431 Somerset Drive

M & M TOTAL CONSTRUCTION

4917 N Central
Kansas City

MAC General Contracting

5908 N Jackson Dr
Kansas City

Malnar Remodeling

7415 stearns

Malnar Remodeling

7415 stearns

MARTIN'S CONTRACTING

4915 NW 88TH TER
Kansas City

May Development Co

4325 Troost Ave
Kansas City

MCGHEE CONCRETE

301 SE Alexandria
Lees Summit

McGill Construction

605 Meadow Court
Raymore

MEL Contracting

1040 NW S Outer Rd
Blue Springs

Mid-America Contracting, Inc.

1101 N Hwy 7
Pleasant Hill

Miller's Kampark

145 1/2 N Stewart Rd
Liberty

MILLER'S PROCUT

128 E HARGIS ST
Belton

Modern Concrete, Inc.

11936 W. 119th St. #165

Modern Paving Systems, Inc.

9420 West 61st Street

Molthan Construction

4304 Cambridge st
Independence

Morris Pool Services

66th st
Kansas City

Mr Remodeler

4163 NE Winn Rd
Kansas City

Mr. Fix It's Home Improvement

4627 NE 42nd St
Kansas City

Mudjackers & Concrete Repair

19101 Scott Road
Holt

Mullins Roofing Co

10434 Serenity Sound

MURRAY CONCRETE INC

8329A Monticello Rd

Nelson Eddy Construction Inc

25410 E St Rt EE
Harrisonville

Neville Haynes Masonry

1933 73rd Terrace

New Dimension Builders,LLC

1809 N Lexington St
Harrisonville

Olson Foundation Repair

905 W 100th Terrace
Kansas City

Olympic Lawn & Landscape, Inc.

13506 S Hutt Rd
Lee's Summit

OUTDOOR ENVIRONMENTS

6920 W 153RD ST

Outlook Hardscape

4518 W. 89th Street

Painting Plus, LLC

4008 NE Barry Rd

Parks Roofing and Renovations

3843 Montgall
Kansas City

PAUL A HOPKINS

9240 MOODY PK DR

Permanent Foundation Solutions

33605 E US 50 Hwy
Lee's Summit

Picture Perfect Pools

1706 Gunner Ave.
Greenwood

PierMagic Foundation Specialists

13024 2nd St
Grandview

Platinum Outdoor Concepts

PO Box 15692, Lenexa KS, 66285

Prestige One Landscaping

3415 Maywood Ct
Independence

Pro Foundation Technology Inc

5525 Raytown Rd
Raytown

Proconcretefx

8108 E 134th St
Grandview

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

Rock n More

9817 Foster

ROL Construction

6320 Brookside Plaza #302
Kansas City

SealKC

401 S Clairborne Rd

SealMaxx of Kansas City

13800 Prospect Ave
Kansas City

SERVICE KC

1301 N NELSON RD

Shafer Concrete

30 Aspen Street
Belton

Signature Residential Concepts

1416 Hanover
Independence

SOUTH KC IMPROVEMENT

1106 S CEDAR ST
Belton

STAR STUCCO

4621 Swartz RD

Steve Cline Concrete Construction

28126 Hickory St
Seligman

Stroebele Landscape, Inc

P.O. Box 32298
Kansas City

Suburban Home Services

312 E. 78th Terrace
Kansas City

Summit General Contracting

205 E 1st street
Lees Summit

Supreme Green KC, LLC

12770 Santa Fe Trail Dr.

T G Construction Llc

11719 Highway FF
Mayview

Talbot & Sons Construction

1722 Commercial St
Saint Joseph

The Leaky Cellar

3175 Terrace St
Kansas City

The Remodeling Pro

12519 Blue Ridge Blvd
Independence

The Sharper Edge

610 E 135th St
Kansas City

TNG Field Services

PO Box 410352
Kansas City

TOMMY'S CONCRETE

2128 SUMMIT
Kansas City

Total Home

11641 W 83rd Terr

TRAMMELL & ASSOCIATES

1620 NW 312 ST
Plattsburg

True Point Construction llc

21721 Lombardo Lane
Peculiar

TRUSTED HOME IMPROVEMENT LLC

PO BOX 22758
Kansas City

Van Pelt Contracting

7280 NW 87th St
Kansas City

VanBuskirk Construction

801 NE Holliman Ln
Lees Summit

Westside Housing Organization

919 W. 24th St.
Kansas City

Will's Concrete Concepts, L.L.C.

8700 Trail Ridge St.
Kansas City

Wilson Concrete & Construction LLC

2632 Six Mile Church Rd
Independence

WOLFE CONSTRUCTION

842 OSAGE AVE

Zaengle Masonry

6409 Cernech Rd

Zeotech Construction

7030 W 107th St.

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