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F
"They showed up promised us all kinds of goodies. Said they would be able to start within a week. Here we are months down the road. Near impossible to get ahold of" anybody. Argel Cital the owner is as arrogant as they come. Cant even tell how many times the roofers were confirmed on a scheduled date. Trust me if you value your house, do not use Aztec construction group. They forged and endorse my checks incorrectly to deposit within a few days.

-harley P.

A
"
does an awesome job. I have used him often in the past from small projects to a major renovation and have found his work to be of high quality," reasonably priced, and he finishes on time. He is prompt in returning calls and gives thorough estimates with no
charges.

-Kenneth N.

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Local Articles in Lake Oswego

sidewalk repair
Concrete - Leveling/Mudjacking, Concrete - Pouring & Repair, Concrete - Stamped & Decorative

Watch your step! A busted sidewalk not only looks bad, but it creates a tripping hazard.

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

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Concrete - Pouring & Repair, Drywall, Landscaping, Plumbing, Remodeling - General, Siding, Remodeling - Kitchen & Bathroom, Painting - Exterior, Painting - Interior, Concrete - Leveling/Mudjacking, Remodeling - Basements, Remodeling - Modular & Mobile Home, Landscaping & Lighting, Concrete - Stamped & Decorative

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Concrete - Leveling/Mudjacking, Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Driveways - Asphalt, Driveways - Concrete

Concrete and asphalt are the most popular types of material for paving driveways. But each has its benefits and drawbacks.Whether you have a concrete or asphalt driveway, it’s important that you preserve its value with regular maintenance.

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.

?

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. 

 

 

?

If the state requires a contractor's license, then he needs to have a license in each state he intends to work in - plus state/local business licenses as applicable.

 

This does not mean there are not a lot of contractors who cross state lines without proper licensing - the penalties in may cases are not real severe and are just a fine, not criminal, so many take the chance.

 

As you say - argh  - many contractors are not really businessmen and have zero legal education, so many people get burned.

Mudjacking reviews in Lake Oswego

A

Rating
Lake Oswego Concrete Levelers Provider Name Locked
-Rich lifted the section of our front walkway that had sunken. They also caulked the area between the steps and the section they lifted. The caulk ended up going deeper than we expected, and they even made a return trip to refill the area that needed it, and check that everything looked good. We would definitely recommend them.
- Megan D.
B

Rating
Lake Oswego Concrete Levelers Provider Name Locked
15th Den, the owner of
Lake Oswego Concrete Levelers Provider Name Locked
gave me an estimate and an overall scope of the job. Den spent a lot of time talking about how he learned to install concrete patios. He said he would bring over concrete color tile samples. He told me he wanted to do an excellent job so that I would give him an excellent rating on Angie's List. For these reasons, I hired Den.
Two days later, Den dropped off two men and they removed the wooden deck. Siding was torn from my house at four places. I'm still fine.
Next day, gravel arrives. Den and his team arrive with a backhoe and they begin tearing out the grass for the patio and the side yard. Unfortunately, the backhoe gets a flat tire 30 minutes into the job.This was a Saturday. No word until Wednesday when the backhoe tire was fixed, the gravel was brought in and the frame was set.
I'm doubting their expertise at this time. I ask Den about the rainspout that will run under the concrete. The backhoe had torn apart part of the drain spout. The part of the piping that would be buried in concrete was flimsy and wrapped in old loose duct tape, which was all right when
Lake Oswego Concrete Levelers Provider Name Locked
beneath the wooden deck. It looked tattered and precarious to be buried under concrete. I asked Den twice about this and he said it would be fine.
Since I didn't hear from Den for the rest of this week, I hired a man to come in and replace this drain spout and piping. He made sure it was buried and supported well. He also changed out the piping so that it would look good on top of the concrete patio. I know that Den said that they would have done this work. But it took the man I hired 5 hours to figure out how all the drainpipes that were buried in the dirt worked together, to buy the right parts, and to install them well. At the end of the project, Den did pay for one half of what I paid the man I hired. Since I was now aware of the level of Den's workmanship, I found paying this other man to do just this one job well was money well spent.
It is now Monday,
Lake Oswego Concrete Levelers Provider Name Locked
27th and the concrete arrived. I never received the sample tiles, which was one of the main reasons I hired Den. He gave me lots of excuses why I could not have these sample tiles. I heard lots of excuses throughout this project. The patio was pour and stamped and the release color was added. Gravel was put along the side yard.
Throughout this next week, Den or his son would come over after 5 pm and do a little something: power wash the powdered colors off the concrete. I came home on Friday evening around 8pm and Den was out in the near dark carving out the grout lines. I turned on the porch light and let him alone.By this time I had given up. I just wanted it done.
Den came over Saturday with a power washer. He then stained a dark border and applied a sealer.
The sealer was applied poorly with heavier pools of sealer and smears and empty spots. By this time, whenever I talked with Den, he told me I didn't understand his job. He kept saying I was trying to rush his job and that the concrete needed to set. I actually just wanted each step to be done well and that was not happening.
On August 3, Den's son came over and put an oil based shiny sealer on the patio.I also begged him to add some stain to the side
Lake Oswego Concrete Levelers Provider Name Locked
as this now had dark drips from the border stain and these would show. Believe me, they made me feel like I was a fussy woman who couldn't accept a dark, drippy
Lake Oswego Concrete Levelers Provider Name Locked
to her expensive new patio.
We're almost done here. Now it is time to repair the siding that had been torn, the mailbox that had been smashed, the lawn that had been ruined from the backhoe, and of course, talk about the drainpipe I had already fixed. In frustration I finally presented an idea that I hire someone to repair these things and deduct it from my remaining balance. Fortunately, this plan was accepted.
On August 8th, Den's son came over and we completed our transaction together.
Three weeks later, I'm happy with the patio. I'm enjoying sitting on the patio and not looking at all the details too closely. I think Den framed out a beautiful shape for the patio that suits my backyard well. It is stamped well and looks like stone.
- Sharon S.
D

Rating
I called
Lake Oswego Concrete Levelers Provider Name Locked
on June 22, 2015, for an estimate for sidewalk repair. I spoke with the receptionist, who said I would hear from
Lake Oswego Concrete Levelers Provider Name Locked
in 2 weeks or so. On
Lake Oswego Concrete Levelers Provider Name Locked
17, 2015,
Lake Oswego Concrete Levelers Provider Name Locked
left a message asking if I still wanted an estimate. On
Lake Oswego Concrete Levelers Provider Name Locked
24, 2015, (I was back from vacation) I called
Lake Oswego Concrete Levelers Provider Name Locked
and said, yes, I needed an estimate. This is the last contact.
- Helen W.
F

Rating
Had to wait over 2 weeks for apt 8/11 (Tues). Rec'd call saying running late then got another call that we would need to re-schedule to 8/13 (Thurs). He was on time for this appt. walked the property, examined the basement explained process & said he would probably be able to get us an estimate the next day (Fri). When we did not receive an estimate by Tues. I called the office to confirm my email address & was told he ONLY does estimates on Fridays so he would have it for us by end of the week. The next Monday still no estimate so I called back & was told she would "ask" him to call. Another week later & still NO CALL or ESTIMATE. We can't move in until the basement is repaired & now we've wasted over a month waiting on a company that obviously doesn't want the job. It would have been nice if we were told that upfront!
- Cynthia H.
A

Rating
Great. I contacted
Lake Oswego Concrete Levelers Provider Name Locked
Lifing on 7/21/15. Mr.
Lake Oswego Concrete Levelers Provider Name Locked
came out inspected the site and told me he could fix it like new. Following an estimate of good faith I told him he had the job. He came 7/29/15 and true to his word the stoop looks great.
- Theodore L.
A

Rating
The team (2 sons of the owner and one of their wife/girlfriend) did a great job leveling the slab. I have no idea how they figured out how to twist it so as keep all corners at the same height, but they are clearly very good at what they do. The slab was also flush with the house foundation, so care needed to be taken. Additionally, they caulked the large gap between the slab and walkway, in addition to caulking several cracks in my driveway. They cleaned up everything very well and even threw in some patching of my stone wall.
I thought my job was a bit expensive, compared to work my neighbors had done, by the same company. However,
Lake Oswego Concrete Levelers Provider Name Locked
has price points based on the size of the job, and the work I had done obviously hit the higher price point.
I did rate responsiveness at a 'B'. It was not because they were unresponsive, it is because they were, at the time, very busy. It took a month between agreement and arrival. I was not in a rush so it was not a problem. However, after a few days some of the caulking collapsed, leaving a big gap for water, etc. to get into. I called immediately and was assured it would be taken of. I did need to call again to
Lake Oswego Concrete Levelers Provider Name Locked
about the repair. They eventually came about a month later. Again, because they were so busy. (I believe that, esp. tied to all the rain we had at the time). It was a bit of a nuisance not hearing back, but they did come, fixed the area in question and inspected the other work they did and reinforced that caulking as well.
All-in-all, these company rates a 98/100

- James L.
F

Rating
Services were not provided. Twice I called for a quote to shore up an air conditioning unit as required by my condo association. I was trying to support a local business. They did not even return my call much less provide a quote.
- ED S.
F

Rating
We have issues with the quality of the work needing to be re-done, but he's not honoring his warranty. He threatened us with sledgehammers and over the phone saying "you'll be sorry." We have filed two police reports because of how volatile he has been and the threats he has made, demanding the balance of his money without honoring the quality of the work.
- Mark S.

Concrete Levelers in Lake Oswego, OR

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

1 & All Concrete Service

4775 SW Julia St
Portland

52 Weeks Construction

872 W Main Street G59
Molalla

A Guy I Know Inc

2850 SW Cedar Hills Blvd. #345
Beaverton

A Team Renovations LLC

3820 SE Clark Ct
Troutdale

A TO Z EXCAVATION

1410 SE 88TH ST
Portland

Affordable Remodeling LLC

7967 Mykala Street NE
Salem

Alternative Edge Concrete

975 SE 29th St
Troutdale

AP Pacific LLC

800 NE Tenney RD

ARRIETA'S CONCRETE INC

PO BOX 2530
Oregon City

Bamboo Concrete

North Portland

Barclay's Gardens and More

17550 Braden Ct
Gladstone

Bateman Construction

4991 SW Nevada Ct
Portland

BG Construction

20817 NE 87th Ave

Brick By Brick Waterproofing

10460 SE 352 Ave
Boring

Bridgeport Concrete Leveling LLC

14927 SE Oatfield Rd
Portland

C&E EXCAVATING & MICROBORING CO

45090 SW KNIGHT RD
Gaston

CASCADE NORTHWEST CONSTRUCTION

207 Dixon Ave
Molalla

Concrete Lifting Solutions

7110 SW Fir Loop
Portland

Construction

1315 SE Grace Ave Suite 102

Constructive Remodeling

5231 SE 111th Ave
Portland

CRETEC CONCRETE LLC

11947 NE BRAZEE ST
Portland

DATELINE CONCRETE & CONSTRUCTION INC

6615 N ATLANTIC
Portland

Denham Construction Inc

15365 SW 141st Ave
Portland

DODSON CONSTRUCTION LLC

2026 SE BEAVER CREEK LN
Troutdale

DOUBLE G CONCRETE PUMPING INC

2888 SE BROOKWOOD AVE
Hillsboro

Eco Concrete Design

1212 SE Blair Rd

Ed Gause Construction

17460 Tree Top Ln
Lake Oswego

Encompass Construction & Maintenance Services

16076 S Harding Rd
Oregon City

Expeditious Earthscapes, Inc.

19450 se Hittay tr. drive
Damascus

Flat Rock Concrete Leveling LLC

7531 NE 33rd Drive
Portland

Green O Construction, LLC.

1112 SE Maple St #C
Hillsboro

GruntWorks

8630 SW Scholls Ferry Rd
Beaverton

GTM Construction Inc

17735 Mardee Ave
Lake Oswego

Halo Homes LLC

9755
Portland

Insignia Construction

553 se 3rd
Hillsboro

Jared Mack Construction

6030 s.e. 89th
Portland

Jason Allen Contracting

4733 N Kerby
Portland

Jason Morgan Concrete

25120 Se Break Front Lane

JR Concrete Construction LLC

5317 SE 140th Ave
Portland

L and F Builders Inc.

17050 SE Pagoda Ct
Portland

Lanphere Construction & Development

13625 SW Farmington Road
Beaverton

Lo's Contracting, Inc.

4110 NE 122nd Ave
Portland

M Leon Construction

123 Not Specified
Portland

Mac Concrete Construction

20362 SW Skiver Dr
Aloha

Marathon Masonry Inc

1580 SW Hunington Ave
Portland

Mark Paradis Construction Inc

19822 S Jessie Ave
Oregon City

Maximum Construction

18410 S Green View Dr
Oregon City

Meoak Contracting LLC

16491 Hiram AVe

Metro Sawcutting & Mobile Metal Fab

310 NE 202nd Ave
Portland

Meyer Construction

2241 B St
Forest Grove

Michael Todd Boehme Concrete

44900 Coalman Rd
Sandy

Mt. Hood Custom Construction Inc.

16076 S Harding Rd
Oregon City

NW Renovations

PO Box 186
Sherwood

One Step Construction

12635 SW Butner Rd
Beaverton

Patrick Handley Landscape Co.

14414 SE Garland Ct
Portland

Patrick Masonry & Concrete

11345 NE San Rafael St
Portland

R& E Construction LLC

16215 SW Cameron Ct
Portland

Ram Jack West

PO Box 11701
Eugene

Seismic Technologies

8616 N Swenson St
Portland

Service Group Construction

10411 NE Fourth Plain,

SUN DOG CONSTRUCTION

Mt. Tabor. SE Portland.
Portland

Swendsen Concrete Inc

10630 NW 289th Pl
North Plains

The Rock Guy Construction, LLC

17501 Cardinal Dr
Lake Oswego

The SHIR Corporation

9411 NE HWY 99 Ste. 1

TRUSS T BUILT

PO Box 500
Hubbard

WESTERN CONSTRUCTION SYSTEMS

1995 Wallace Rd NW
Salem

WESTERN OREGON BUILDERS

PO BOX 97220
Portland

Your Concrete Guy

109B SE Alder
Portland

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