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F
"I would like to tell you about an aweful experience I recently had with Kraftmaid kitchen cabinets sold to us by
. In 2006, I purchased" a full kitchen of Kraftmaid cabinets from
. Two of these cabinets were 33" wide and to be hung on either side of a window. Flash forward 9 years, and my cabinets are literally coming apart and off the walls. When I called Kraftmaid, they informed me that cabinets this size must be supported with a decorative leg or from the ceiling or they will fall off the wall!!!! According to Kraftmaid, the designer,
, was responsible for telling me these specs. Never at any time was I informed of this before buying the product. If I had, I would never have bought them! Can you imagine anyone wanting a decorative leg coming down from the cabinet to the counter????? Can you say ridiculous???? Basically, what they are saying is that their product is too cheaply made to support itself on the wall. The cabinet actually pulls away from the back!!!!!! It's basically falling apart!!!! I have spoken to two different managers from
as well as corporate. I read to them the specs that I am now aware of by Kraftmaid. They were totally unaware of these specs and take no responsibility for not having given this information to the customer. Neither company takes ownership of the problem and blames the buyer for their poor construction and design. They will offer nothing to rectify the problem, and I now have useless cabinets that are coming off the wall. The customer service is deplorable! (It should be noted that these cabinets were professionally installed and anchored to the studs in the wall. In fact the back is still on the wall, the sides are pulling away and tipping forward.) These cabinets should never be sold without at least putting a warning label on them. I was lucky enough to catch it before it fell, can you imagine the damage it would have caused! Be careful about buying any Kraftmaid products from
and read the warranty very carefully. It is trickily written so that they do not need to stand by their products!!!!!!!!!

-jamie S.

A
"The work went well. Mr.
was punctual and professional, and the work was done on schedule as promised. He got an exact color match and cleaned" up after himself after installing the new shutter elements. Prior to committing to any repair, I called and asked both Golden West Shutters and Danmer Shutters who they would recommend for shutter repairs, and both recommended Mr.
. I got one other estimate, which was for less, but I had less confidence in the supplier based on his overall
on the phone. I would recommend Mr.
to others.

-David C.

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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!
?

No.  Heck no.  Here's a good example.  We very recently needed to find someone to install about 500 square feet of exotic wood flooring (we already have the materials).  We contacted about 12-15 top-rated Angieslist contractors.  Out of the few who did get back to us, we got 5 quotes, 2 of them were literally just over the phone.  They "didn't feel it would be necessary to even see the space". 

 

Here were the bids: 

$4000 (sight unseen), $2800 (sight unseen), $2500, $1500, $1450

 

We didn't "share our budget for this".  Why would we?  We asked them to bid the job.  That's it.  All of them should be well-qualified and they are all highly rated.  We were interested in how THEY value their time/resources - for an apples/apples job. 

 

Do you still think that you should tell them about your budget?  Your choice.  From my standpoint it isn't their business.  I'm asking them to bid on a project.  Invariably I'll get some very high bids, medium bids and a few more reasonable ones - ALL from "highly rated contractors". 

?

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.

 

?
The answer depends on your contract.  If you do not have a written contract, you need to begin documenting everything.  Begin by using a calendar and marking the days the contractor started, worked, you had to speak to him/her about the work, etc.

Next photograph the work you feel is sub-par.  If work has been corrected, photograph it now to have a record of its condition.  If you have any "original" or "before work began" pictures get those together, too.

If you do have written contract, see what it says about warranties, complaints, failure to finish / comply, etc.  Holding the money may end up with the contractor taking YOU to court for the funds - you cannot just hold the money.  You need to document in writing what is wrong, what you expect to happen (be specific) and when it should happen by.  A good contract will explain if and how money can be held, how the arbitration or complaint is filed, etc.

You should also invite another contractor to come in and bid the work to finish the job.  They can confirm the quality of the work and give you a price to fix / finish the job.  This gives you justification for holding the funds and an option to finish the job.

If the contractor is not willing to fix the work or listen to direction, do not allow them back in the house.  A judge will ask you why you let them continue to do work if you found it unacceptable.  Take back the key or access to the building - you can also attempt holding any materials or tools as collateral if the cost of repair is higher than the amount owed.  Again, document what you are holding, its estimated value (google or ebay search), etc.

Finally, in writing you should fire the contractor and state the exact reason(s).  Document everything; if it is done in person after they leave make notes of what was said, agreed upon and disputed.  If you are satisfied that what you have paid is fair compensation for the work done, make sure this is noted in the letter firing the contractor.  If you feel money is owed, you will need to file a small claim in your local court.  Include the documentation you made, notes, letters, etc. when you file your claim so the judge will have a copy of everything.  Don't forget to contact the BBB.

Do not wait for the court date; go ahead and hire the other contractor and have the work completed.  Bring this invoice to court with you (file it before the court date if you can).  Bring photos of the finished work (again, file it with the court before the date if possible).  You must show what good quality work looks like vs the poor quality work.

Otherwise it will be a your word against the contractor and you will most likely lose, (the contract is a promise to pay for work) or even if you "win" you will most likely split the difference between the argued amount of money.  Also be prepared for the contractor to file a small court claim against you.  Same process as above, except now you will respond to the summons with a copy of your stuff to defend your reason for holding funds instead of asking for money back.

Good luck!
?
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.
?
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.

Hardware Store reviews in Lees Summit

N

Rating
Friday morning I scheduled a rental for and excavator + trailer, over the phone. I arrived when asked to do so (Friday at 5:30 pm) to find that the excavator was not ready for pick up and there was no trailer available. I spoke with the owner to try and work something out. They still had the excavator on the delivery truck and I live less than 2 miles from their store. I suggested that if they drop it off at my house and waive the delivery fee that I would gladly come and rent the trailer when it comes back in and also rent a compactor if I could get enough done before hand. But I could only get to that point if I had the equipment. He told me he had no one to drive the truck. I asked him if he could drive the truck and he wouldn't give me a straight answer. I explained that I had chosen them over chain rental companies (to which I had also quoted and passed on) because I support local businesses, even though their rates were higher and they provided less time for the rental. I also explained that now all other rental shops were closed and I now I had a job lined up and no equipment. I buy from them at least once a month. I've bought tools, paint, stain, plumbing supplies. I rent a tiller from them twice a year ($50 each time).I've also bought 2 firearms, for combined total of $900. I gladly pay their higher prices to help them stay in business. I'm not saying I'm their biggest customer but I know I spend around 1k a year with them. That has been the fact for at least the last 10 yrs. I am 30 yrs old and plan on living in
Lees Summit Hardware Stores Provider Name Locked
the rest of my life. I have other projects lined up, including sealing a basement. This would have been over $1,200 alone, in their pocket. This incident has cost them a lot of my future dollars. There is a Home Depot only 5 miles from them, but I chose them because typically you equate small business with a higher level of customer service. That is what failed me. Not the fact that there was a mix up with the rental, but the indifference in helping come to a solution and ultimately service the customer.
I walked out disappointed. I'm not saying I'll never step foot in there again, but it will definitely be a while. I certainly will be finding somewhere else to rent equipment from.
- Mike F.
B

Rating
Everything went fine until installation. Good price, good product and very professional service. But then installation day came. I ordered installalation well far in advanced, however only the morning they were coming, they discovered a problem with one of the shutters that needed to be corrected. They promptly phoned but they kept pushing the schedule back and back. They finally showed up late in the afternoon, when a storm was approaching. You could see them hurrying up thru everything and running to the garage everytime the rain got bad. I checked on them in the garage once and there were playing with my daughter's scooter, really? They went back to work and managed to finish installation.I found many, probably only cosmetic flaws, but when you have to look at the shutters every single day, I find that important. The caulking job would have been better done by my 7 year old, uneven, holes, chunks of caulk, you name it. The screws used to secure the accordion to the main frame were in different directions; there are gaps and slight bending on the sides, they said it was normal...well I have hurricane shutters on the second floor and none looks like this (I wish I could upload pictures). I checked everything I could but it was getting late and dark. Next morning, I reviewed all again, i found two screws missing in one shutter(I installed them myself), and plastic and screws all over my patio and lawn. They shutters look sturdy and hopefully we'll installed to resist a hurricane, but the finishing touches are missing.
- Maria P.
A

Rating
First, when we called,
Lees Summit Hardware Stores Provider Name Locked
, the owner, he patiently explained the different types of ties over the phone. And then, when we showed up to buy them, he explained some more. Although he could not cut up the size of ties we wanted for us, he encouraged us to bring our own saw and let us cut them up on the premises and supplied a power cable. He also explained about the best screws to use for installation, which
Lees Summit Hardware Stores Provider Name Locked
supplies, and what kind of drill he recommended (1/2 inch corded). We installed the ties without a hitch and
Lees Summit Hardware Stores Provider Name Locked
Ties were greatly responsible.
- NATE & CATHI O.
F

Rating
The wrong and unapproved garage trusses were designed and delivered by
Lees Summit Hardware Stores Provider Name Locked
. Not only did we have to pay for the wrong ones - we also had to pay for the "almost" right ones. I called
Lees Summit Hardware Stores Provider Name Locked
(the owner) and he won't talk to me about it because he has a relationship with a dishonest, unlicensed general contractor and
Lees Summit Hardware Stores Provider Name Locked
didn't want to hurt his relationship with this "friend". Overall we've been jerked around by a bunch of dishonest contractors and their dishonest friends. Honest business people wouldn't want to maintain a relationship with a fraud.

- Laura L.
A

Rating
They came with their unique mid-sized truck which only mixes the concrete ingredients when they are needed in the precise amount that is needed - with the savings going directly to the customer.-
Perhaps because I was alone and maybe a little frail-looking at my advanced age, although the operator was not obligated to do so, he volunteered to help me move the wet pour into the right places and smooth it at the slight pitch which I wanted the finished surface to have, in order to keep drain water from my basement wall. One couldn't ask for a better example of small business at its very best!
I'm sorry that it has taken me so long to complete this review, which I started last year, but didn't realize that I had not completed.

- Rev. Ray D.
C

Rating
Installers would not answer their phone. Measurements were wrong. Several materials sent that we didn't need.A few boxes of flooring were damaged. Installers did good work but did part of the job and not come back for more than a week. Work some more and not come back for another week. Finally on the third trip they finished.
Lees Summit Hardware Stores Provider Name Locked
did a good job paying us back for the wrong materials they sent. We had to complain to the management several times to finally get the job done. We also had to call the corporate office too. The installers, Legacy Flooring were even harder to deal with because they would not communicate with us at all. Next time I will go to a flooring company to have the work done.
- Bonnie A.
D

Rating
-Flourish gained our confidence and then took advantage of us. -On the billing statements, Flourish only itemized a few things-mostly she spent money and just gave us the statement for expenses minus the receipts and itemization. We were not able to return items we did not like or want. -Medication that requires a visit to the doctor's office to get the presciption for, and that only she knew about, disappeared on two separate occasions during the time she was working at our house. -Flourish let us know very quickly that she was in charge and that we were not to question her. When questioned, Flourish became extremely snippy. -During the time that Flourish was contracted to work for us, she went out of town for close to a week on two occasions and worked at another job while telling us she was at our house. -Flourish would decide she needed help with a project and then hire it without asking us if we wanted that extra expense. When we hired her, she mentioned nothing about her need for subcontract help. -Flourish was always in a hurry when we did see her and we have since leaned how little time she really spent on the job. -While I was at work, Flourish would call me and want me to make important decisions without having all the facts. One decision cost us $5000 and kept us in a hotel for an extra week. -Flourish was always in a hurry. She didn't take the time to sit down with us and talk through major decisions and, as a result, we have paid a small for furniture recovering and window coverings that we do not like. -Flourish had items taken to the landfill that were supposed to be donated to charity. -Flourish padded the charges from one sub contractor - she charged us more than she paid the person she hired to help her. -Flourish had us pay to have the house deep cleaned and after it was cleaned, she decided we needed to paint the walls, strip paneling and smooth the ceilings. It was during this renovation that she had us move to a hotel for two weeks. When we parted ways she was in the process of redoing the bathroom counter tops because she felt our sinks were too small. -We had no say so in the den cabinetry or closet design that she insisted were necessary. I now have closet shelves in a disgusting shade of pink which cost $100 a can. -I still can't find things from where Flourish dumped our things into boxes and stashed them about the house. -Flourish was in the process of completely redoing our house inside without ever letting us know the real cost of anything. -Flourish had us buy new light fixtures which we told her to return when we parted ways, but she sent them to us anyway. They are now in our basement. -We learned the hard way that by using a third party for home improvements that we aren't entitled to talk to the vendors that were hired. When we tried to find out what they charged for their services, the companies refused to give us the information. -Flourish almost caused my marriage to fall apart because she kept coming between us and playing us against each other. -I have only given an overview of this very complicated situation, but I feel so cheated by this dishonest company that I am considering filing charges through the NC Attorney General.
- Jane L.
A

Rating
Everything went fine, other than the scheduling issue. Materials, also purchased at
Lees Summit Hardware Stores Provider Name Locked
, were additional $300.00. This was a small job, so
Lees Summit Hardware Stores Provider Name Locked
Home Services sent their general handyman rather than the fence contractor which was perfect to take care of this. There is a 2 hour minimum, and this job took just over that. I rated punctuality down only because the first appt .was cancelled without my knowledge, and no one at the Puyallup store (they handled the scheduling) was able to explain why. Railing looks great, and the gentleman even checked the product directions before installing to confirm some small details which were unfamiliar to him. (he had installed another brand of railing, but Fortress brand was what I had purchased, and it attached railing in different manner). I am very happy with the service.
- Regina L.

Hardware Stores in Lees Summit, MO

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

AAA Lawnmower Sales & Service Inc

7609 N Oak Trfy
Kansas City

ABC SUPPLY CO INC

624 NE JONES INDUSTRIAL DR
Lees Summit

AUSTIN HARDWARE & SUPPLY INC

950 NW TECHNOLOGY DR
Lees Summit

Bar-None Interior Trim Construction

419 N Main St
Independence

BLEDSOE RENTALS

1300 NE Douglas St
Lees Summit

BLEDSOE U-CART CONCRETE

1300 NE DOUGLAS ST
Lees Summit

BR Carpet Company

1901 NW Jefferson
Blue Springs

Bradlech Construction LLC

16657 E. 23rd. St.
Independence

Brickhouse Security

980 Avenue of the Americas

BUILDERS SURPLUS

PO Box 7085
Lees Summit

BUYDANZE.COM

11621 95TH AVE N

CENTURY CONCRETE

2400 NW QUARRY PARK RD
Lees Summit

CLAWFOOT SUPPLY

2700 CRESCENT SPRINGS PIKE

COCKRELL MERCHANTILE CO

30003 E OLD US HIGHWAY 50
Lees Summit

Costco

241 E Linwood Blvd
Kansas City

DirectBuy of Indianapolis

8450 Westfield Blvd

GEIGER READY-MIX CO INC

150 SE STUART RD
Lees Summit

HOME DEPOT

651 SE OLDHAM PKWY
Lees Summit

HOME DEPOT

905 Ne Adams Dairy Pky
Blue Springs

KNOBS & LOCKS

2420 SW STATE ROUTE 7
Blue Springs

LAWN & LEISURE-LEE'S SUMMIT

706 SE BLUE PKWY
Lees Summit

LOCKS & PULLS

10333 METCALF AVE.

LOWE'S

8601 N BOARDWALK AVE
Kansas City

LOWE'S

1830 NW CHIPMAN RD
Lees Summit

LOWE'S

1700 W 133RD ST
Kansas City

Lowe's - Kansas City

4201 Sterling Ave
Kansas City

Lowe's - Warrensburg

912 N College Ave
Warrensburg

Lowes Home Improvement

19000 E Valley View Pkwy
Independence

OWEN LUMBER CO

312 SE MAIN ST
Lees Summit

Peak Electric

2205 NW 65th Street
Kansas City

PETE'S MOWER & SMALL ENGINE

1006 SW LEA DR
Lees Summit

Phil's Plastering & Painting

5602 Tauromee Avenue

Pro Paving & Sealcoating

1217 Nw Scenic Dr Grain Valley
Grain Valley

PYRAMID PIPE & SUPPLY CO

3800 MAIN ST
Grandview

R D TOOL

1009 SE BROWNING AVE
Lees Summit

RAYTOWN FEED & SEED INC

6337 RAYTOWN RD
Kansas City

RepairClinic.com Inc

48600 Michigan Ave

RICKS LAWNMOWER SALES & SVC INC

26307 E COWHERD RD
Blue Springs

Rooster Rubber LLC

5330 Winner Rd
Kansas City

Schutte Lumber Co

3001 Southwest Blvd.
Kansas City

SHOW ME READY MIX

25606 E OLD LONE JACK LS RD
Lees Summit

Soundrite-Acoustics, Inc.

209 S. Stephanie Street

Space By Design

10106 E 65th Street
Raytown

SPEC BUILDING MATERIALS

11 SE 16TH ST
Lees Summit

SPIKE ASSOCIATES INC

3015 SW 9TH TER
Lees Summit

Strasser True Value Hardware

910 Southwest Blvd.

Superior Door Service Inc.

106 Greystone Avenue

Sutherlands Lumber (Kansas City & Harrisonville)

4000 Main Street (Home Office)
Kansas City

The Remodeling Pro

12519 Blue Ridge Blvd
Independence

Totalimprovementcompany

1205 dunwich
Liberty

UNITED BUILDING CTR

103 SE OLDHAM PKWY
Lees Summit

Waldo Hardware

126 W 75th St
Kansas City

WESTLAKE ACE HARDWARE

444 SW WARD RD
Lees Summit

YOUNG'S KC MOWER CENTER

8137 WORNALL
Kansas City

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