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Over 2,053 reviews for
Lake Oswego Concrete Levelers from people just like you.

A
"My slab had settlement issues around a central load bearing wall. The center of the floor was up to 1.75" lower than the walls. This resulted in cracks in the" wall, doors that wouldn't close properly, slanted counter-tops, and separation of the upstairs walls from the floors. I was extremely worried that the company would not be able to rectify these issues. Everything I had read about Foam Jacking suggested this could be fixed but the contract explicitly states they will provide stabilization against further sinking but cannot guarantee any lift. With some trepidation, I signed the contract as the alternative solution (helical piering) was 6x more expensive and much more destructive to the interior of the house. The crew showed up right when they were scheduled to and got right to work. They were very professional and obviously knew exactly what they were doing.
delivered everything I hoped and more. They were able to return the house to level -- the cracks in the walls closed up, the doors all close and latch perfectly, the counter-tops are level, and the upstairs walls are once again supported by the floors! All this in about 3.5 hours with minimally invasive holes in the slab around the load bearing wall (I had the floor previously removed for other work). I have never been 100% satisfied with any contractor for any project before but
made me a believer!

-Matthew D.

A
"
worked with our schedule to quickly put together an estimate and then had a crew at our home within just a couple of days to do the work." The men were extremely polite and took great care to be careful with our landscaping. They did the job quickly, raising and leveling the concrete that had sunk off level over the years, and did a very thorough clean up. Very pleased with the price, the service, the professionalism and the results.

-Matt K.

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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

N

Rating
We initially called Crackerjack to lift a corner of our driveway that had settled and was collecting water.
Lake Oswego Concrete Levelers Provider Name Locked
called back right away and showed up to look at the job right on time. He was very competitively priced, matched another quote I had received and scheduled the job for the next week. His crew came out and lifted the slab but not initially to my satisfaction as I was not home at the time. I called
Lake Oswego Concrete Levelers Provider Name Locked
who was extremely professional about the issue and stated that he would happily send the crew back to complete the job to my satisfaction and even offered to return our money until we were satisfied!! The crew came out again a week later and lifted the slab to my expectations and did so without any complaint or problems.
Lake Oswego Concrete Levelers Provider Name Locked
and Crackerjack mudjacking are a first class operation that truly values their reputation and understands high quality customer service. I highly recommend this company and will be using them again in the future to repair any concrete issues. Thanks
Lake Oswego Concrete Levelers Provider Name Locked
!
Lake Oswego Concrete Levelers Provider Name Locked





- Travis S.
A

Rating
Several weeks ago
Lake Oswego Concrete Levelers Provider Name Locked
stopped by and gave me an estimate of work to be done. He's easy going and made no attempt to hard sell for a signature--my kind of guy. He listened carefully and prepared a well worded written estimate. I signed on the spot as I knew going in the company is the highest rated concrete lifter on Angie's List.
Nick and
Lake Oswego Concrete Levelers Provider Name Locked
showed up on time despite the heavy rain in the morning. They walked through the work request with me to make sure they understood what I wanted.
The front step was a big challenge as there is no footing under the bottom step. They drilled extra holes and brought in a big bar for leverage and propped it up while they filled the cavity. It looks perfect!
They also took extra care detatching the walkway in back from the house so the lifting would not damage the stucco. Really well done.
At all times Nick and
Lake Oswego Concrete Levelers Provider Name Locked
were respectful and alerted me whenever they ran into issues.
I chose
Lake Oswego Concrete Levelers Provider Name Locked
due to the high rating in Angie's list and I could not be happier with the results. I highly recommend their services.
- James E.
B

Rating
I was told that Foundation Repairs & Home Improvements Inc owns this company and that the person who came to my house was supposed to look at the issues that I reported to them. He took notes and said he would get to me about fixing things. I never heard back.
- Otis F.
C

Rating
I was upstairs and I heard a lot of noise and the house started shaking. There were cracks inside the house. I asked what happened and they said the
Lake Oswego Concrete Levelers Provider Name Locked
slipped. After that they said everything was good, looked level. They were supposed to redo my front steps by tearing the whole thing down and reconstructing it, but they talked me into just letting them fill in the area under the stairs with concrete and they did a sloppy job as fast as he could so they could get paid and be done with the projects. Now water gets under those area he filled and goes into the foundation. The hand railing is also not secured well to the concrete and I requested the redo that. I realized after they were done that the house was not level by the garage door. They hired a person to install a new door and he had real trouble getting the old one taken down and then had trouble with the install as well. The crew did not clean up after themselves at all. My niece and I spent 5 hours cleaning up all the bricks and concrete. One day they left my front door open and my house was filled with concrete dust everywhere. I called them several times to ask them to come out and look at the spot above the garage that was still sagging. They would tell me they were going to come out once they get more work in the area, but never came. A few months ago he said I never complained or called him. He still hasn't been out here to look at the house and I don't think he's planning on it. The last time we talked he said he was going to call before he came out but I haven't heard from him. I was responsible for repairing the drywall crack on the interior, but was assured there wouldn't be many, however, there are huge cracks all over the house.
- Otis F.
F

Rating
Estimate for $6000. Ended up charging us $8600. Up charged because they were incorrect in their plans. Examples: charged additional $1200 for GROUTING at 4 piers! Told us they could install two columns in the basement to improve the level of our floor. After they started to put them in, they said they misjudged. Note written to us "floor arms to be 2" thick which will not hold a column. Floor needs to be a minimum of 3 1/2 to 4" to hold column load. Only options are to install helical piers under columns". And they charge an additional $1300. These should have been things noted during inspections. Then they charge us $550 engineering fee (after all of the horrible engineering) and a $145 permit fee (= $695), even though the estimate said "engineering, permit, and inspections fees" total $600. In the end, we ended up paying $2600 more than the estimate and the floor level isn't noticeably improved.
- Melissa F.
A

Rating
My concrete patio was sagging about an inch toward the house and I was concerned with water leaking in. My concrete front porch steps were sagging about an inch on one end and did not look good.
Lake Oswego Concrete Levelers Provider Name Locked
arrived on the scheduled time. A concrete slurry was mixed on the truck and would be transmitted where needed by hoses. The two employees were friendly and willing to talk about what they would do. Through their experience they drilled several holes in strategic locations. A hose nozzle was inserted in the holes and the concrete mix was injected to level the patio and front steps. It is to be noted that leveling the front steps affected three adjoining concrete sidewalk sections. The sidewalk sections were also leveled so that they lined-up with the leveled steps. The drilled holes were filled and the cleanup was well done. The job took about an hour and was professionally done and at the estimated price. I would recommend them to anyone needing this service.
- ROBERT M.
A

Rating
When they started the job, we discovered that the cause of of the settling was the drain in the bathroom. It was leaking into the soil under the slab which eroded the soil and caused the slab to sink. At that point they had to stop work until we got the drain fixed. We had major difficulties with the folks that were supposed to do the renovation on the bathroom so it took several weeks for us to get the drain fixed. During that time,
Lake Oswego Concrete Levelers Provider Name Locked
called me frequently to see how things were going. I called him on a Friday when the drain was fixed and he said that he would fit us in next Tuesday so "we could get our house back". I didn't expect them to show up until the afternoon but I got a call from them at 9:30 Tuesday morning wanting to know if they could come then. They showed up at 10:00 and were done, cleaned up and out of the house by 1:00.
Lake Oswego Concrete Levelers Provider Name Locked
is a h*** of nice guy and really cares about his customers.

- Michael K.
F

Rating
Lake Oswego Concrete Levelers Provider Name Locked
showed up to perform $700 of concrete pumping for
Lake Oswego Concrete Levelers Provider Name Locked
who sub-contracted
Lake Oswego Concrete Levelers Provider Name Locked
to do the work he was unable to do.
Lake Oswego Concrete Levelers Provider Name Locked
completed the pumping work, but needed a lot of help due to his staffing limitations. During the entire pump job he had a bad attitude and provide horrible customer service. At the end of job
Lake Oswego Concrete Levelers Provider Name Locked
requested/presented a $1,400 bill which was immediately rejected. It felt like I was being robbed and told him that the work was agreed to be $700. He was extremely rude, violent, and rejected the payment.
Later he filed a
Lake Oswego Concrete Levelers Provider Name Locked
on the property and filed a claim against the General Contractor bond.
Lake Oswego Concrete Levelers Provider Name Locked
should have gone to
Lake Oswego Concrete Levelers Provider Name Locked
who hired him to do the work to work out any issues.
Stay away from this guy. He is and crook and big time trouble.

- Hector M.

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

14518 SE Oatfield Rd
Portland

Bateman Construction

4991 SW Nevada Ct
Portland

BG Construction

20817 NE 87th Ave

Brick By Brick Waterproofing

1201 E Burnside
Portland

Bridgeport Concrete Leveling LLC

9540 SW 62nd Dr
Portland

C&E EXCAVATING & MICROBORING CO

45090 SW KNIGHT RD
Gaston

Cahaba Scapes

2130 11th avenue north

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

Daniel D Roth Construction

9907 SE Amherst St
Clackamas

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

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

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 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

Superior Foundations, Inc.

30915 N Molalla Ave
Molalla

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

Tualatin Valley Concrete

8950 SW Locust St
Portland

WESTERN OREGON BUILDERS

PO BOX 97220
Portland

Your Concrete Guy

109B SE Alder
Portland

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