Lake Oswego Foundation Contractors

in Lake Oswego, OR

90
Foundation Contractors are
in Lake Oswego

14
Foundation Contractors in Lake Oswego
are top rated

A
Rated by
Sanford T.
"They were more expensive than the other
that we contacted, but we chose the company because it was the only one that would guarantee its work. Furthermore," the crew arrived on time, acted professionally, and did a good job.
B
Rated by
John S.
"I had 3 walk slabs leading up the house that were sloping towards the foundation and created a trip hazard. I also discovered large voids underneath the front stoop and wanted to fill" to help some water drainage issues along the foundation. Went with
based on reviews and quotes I received. They weren't the cheapest, but seemed the most responsive to the issues I was facing. Was able to negotiate a little better price than originally quoted. They were pretty backed up and said it would take about a month to get scheduled, which was fine with me. I received a phone call the day before they were coming out to do the work, again, fine with me, just wasn't going to be home at the time. The work itself, by nature, is relatively messy with the mud they use. They drill small holes in the slabs and pump material underneath to level them. I was happy with the end product and looked ok, a bit of mud residue was on the stoop and in the lawn (which I was expecting). My neighbors were home at the time and told me a little more about the work. They used my outside faucet and didn't hook it up very well, which was leaking/draining around my foundation (as noted above, I've been having drainage issues around my foundation). My neighbor was nice enough to tighten the hose connection to stop the leak. Apparently their pump had broke in the service truck that took them some time to fix. The truck was parked in the street and created a bit of a traffic hazard during the repair. There was a lot more mud residue on the driveway which my neighbors had asked them to clean. Overall, end result was good, would have liked a little more attention and care to the details during the actual work.
A
Rated by
Mitchell E.
"WOW! They were fast, professional and priced right. It was difficult to get some
companies to even come out and give us an estimate for what they described" was such "a small job". Not
. They came right out, gave us an estimate and explained the whole
process. We signed the contract, scheduled a work time and the job was done in one day. We love our sidewalk and can't imagine we waited so long to have it fixed. We are so glad we found
and will definitely use them again in the future for any concrete leveling work we may need.

Local Articles in Lake Oswego

Angie's List
Appraisals - Real Estate, Architects & Building Design, Basement Waterproofing, Bathtub Refinishing & Liners, Biohazard Remediation, Builders - Garages/Barns/Sheds, Builders - Homes, Cabinet Making, Cabinet Refacing/Restoration, Carpentry - Unfinished, Carpentry - Woodworking, Carpet Sales/Installation/Repair, Chimney Caps, Chimney Repair, Chimney Sweep, Closets, Concrete - Leveling/Mudjacking, Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Countertops, Deck Maintenance, Decks & Porches, Delivery Service, Dock Building & Repair, Doors, Drywall, Dumpster Service, Electrical, Epoxy Flooring, Excavating, Fireplaces, Floor Cleaning/Polishing/Waxing, Flooring Sales/Installation/Repair, Foundation Repair, Fountains, Garage Doors, Glass & Mirrors, Glass Block, Gutter Cleaning, Gutter Repair & Replacement, Handymen, Hardwood Flooring Sales/Installation/Refinishing, Hauling, Heating & A/C, Home Automation, Hurricane Shutters, Insulation, Land Surveying, Landscaping, Landscaping - Hardscaping & Pavers, Landscaping - Lakefront, Landscaping & Lighting, Lawn & Yard Work, Lawn Fertilization & Treatment, Lawn Irrigation, Lead Testing & Removal, Marble & Granite, Masonry, Mold Testing & Remediation, Moving, Painting - Exterior, Painting - Interior, Pest Control/Exterminating, Plumbing, Plumbing - Drain Cleaning, Pressure Washing, Radon Detection & Reduction, Remodeling - Basements, Remodeling - General, Remodeling - Kitchen & Bathroom, Remodeling - Modular & Mobile Home, Remodeling - Sunrooms & Patio Enclosures, Roof Cleaning, Roof Ice/Snow Removal, Roofing, Screen Repair, Septic Tank, Sewer Cleaning, Siding, Skylights, Stone & Gravel, Structural Engineering, Stucco, Tree Service, TV Service - Cable, TV Service - Satellite, Wallpaper Removal, Wallpapering, Window Cleaning, Window Tinting, Window Treatments, Windows, Windows - Egress, Windows - Safety & Security Film, Wrought Iron

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

Angie's List
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

Companies who sign up for IMAGE must commit to using E-Verify and ICE's practices for legal hiring and arrange for yearly audits of I-9 documents.

Angie's List
Concrete - Pouring & Repair, Decks & Porches, Flooring Sales/Installation/Repair, Windows, Chimney Repair, Deck Maintenance, Builders - Garages/Barns/Sheds, Doors, Concrete - Leveling/Mudjacking, Windows - Safety & Security Film, Concrete - Stamped & Decorative

Angie's List
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

?

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.

?

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.

?
?

Unless it was a monolithic pour (poured as part of the foundation wall) you should have nothing to worry about with a jack hammer in the hands of a skilled worker and it is highly unlikely it was. I have never seen this done in my 40 plus years in the business. There probably is a piece of expansion joint material between the wall and the slab and even if not the joint between the wall and the slab should creat a weak point that will break.

 

Don

Mudjacking reviews in Lake Oswego

A

Rating
They did a great job! Very professional, responsive and competent. We wanted to make sure our front steps, which had sunk about 4 inches, were not a trip hazard anymore.
Lake Oswego Foundation Contractors Provider Name Locked
was quick to get us a quote, and after obtaining a few others, we called to schedule the work. They were able to work us in quickly, arrived when promised and completed the job in no time! Happy to have nice front porch stairs again. We would certainly recommend them to others.
- LARISSA W.
A

Rating
The sidewalk at my home's back door was pitching in toward the steps and foundation, which allowed water to pool there. The basement wall would get wet during heavy rain.
Lake Oswego Foundation Contractors Provider Name Locked
from
Lake Oswego Foundation Contractors Provider Name Locked
raised 6 segments of sidewalk to allow water to flow away from the house.
I had two other concrete raising companies look at it and they told me that they wouldn't be able to help me, although they didn't offer an explanation as to why not.
Lake Oswego Foundation Contractors Provider Name Locked
was able to accomplish what others had said couldn't be done.
- Douglas N.
A

Rating
Lake Oswego Foundation Contractors Provider Name Locked
was very straightforward and informative and urged me "not to waste my money" on leveling but to have the whole garage floor replaced. He referred me to a company who does that kind of work and got I very reasonable estimate to replace both the garage floor and complete driveway. It is refreshing to meet an honest sales rep who does the right thing. I highly recommend
Lake Oswego Foundation Contractors Provider Name Locked
.
P.S. It pays to educate yourself, do your homework and get more than one estimate. I previously had two other companies look at the garage floor, Company A said "yes, they could do the leveling for $2,000". Company B said " don't waste your money and get it replaced". Unfortunately, Company B referred me to Company C, who gave me an estimate of $9 K just to replace the garage floor.
- Robert P.
A

Rating
After reading the reviews I should not have been so surprised at how professional this family owned business was. Unfortunately in the past I have experienced other contractors show up late, leave early, and spend most of their time with a cell phone in one hand and a cigarette in the other and use profanity. This did not happen with this company. From the beginning with the bid, Mr.
Lake Oswego Foundation Contractors Provider Name Locked
was honest and told me work that did not need to be done that we thought we needed. I was so impressed that I recommended to my neighbor who had a much larger job to do. They met with Mr.
Lake Oswego Foundation Contractors Provider Name Locked
and we both decided to use this company. They had several bids from other companies.
Lake Oswego Foundation Contractors Provider Name Locked
's bid was not the least expensive nor the most expensive but you just felt they were honest.
Lake Oswego Foundation Contractors Provider Name Locked
and son showed up on time and worked tirelessly throughout the day to complete both jobs. They were friendly and willing to answer any questions I had. You could tell that they did not try to "hurry the job" but took the time to distribute the mud-
Lake Oswego Foundation Contractors Provider Name Locked
material evenly in the holes. They obviously have the experience to do the job correctly. They cleaned up the work-site completely.
You will not be sorry to hire this company.
- Carol H.
A

Rating
The owner himself does the work. He had to raise our 20 year old sidewalk over 7 inches! He did a fantastic job. He is professional and takes his time to make sure the work is done right. This was a difficult job due to the slabs being sunk so far below what is code. From our front stoop all the way to our driveway, he lifted the slabs and leveled the entire walkway without any cracking. His prices are very reasonable. I shopped around and received quotes from 5 other companies. I would highly recommend
Lake Oswego Foundation Contractors Provider Name Locked
to anyone looking for these services and I would certainly use them again if the need arises.
- Pam C.
A

Rating
Came out in a couple of days for a quote. Started work within a time frame they quoted me when here. I didn't even know they were here until the sounds of the
Lake Oswego Foundation Contractors Provider Name Locked
hammer started making the filler holes. Three man crew were efficient and professional. I feel they went beyond expectations by filling in an area that's always been open and been a problem with debris collecting between a step and the front porch. They cemented over the plugs and filled cracks so the walk looks almost like new. A low spot that always collects water and then ices during the winter will do so no more, Some of the 'lifts' to the slabs were 3-4 inches! It even feels different to walk on the walk now. Great job and I highly recommend
Lake Oswego Foundation Contractors Provider Name Locked

- John A.
A

Rating
Owner/operator
Lake Oswego Foundation Contractors Provider Name Locked
Scheitz did an outstanding job. He re-did work done by previous owner with attention and detail free of charge. He was very professional and did quality work and clean up.
- DON M.

All Foundation Contractors 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 St. 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

Best In Concrete

8821 North Penifular Ave.
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

Concrete Lifting Solutions

7110 SW Fir Loop
Portland

Constructive Remodeling

5231 SE 111th Ave
Portland

CRETEC CONCRETE LLC

11947 NE BRAZEE ST
Portland

Daniel D Roth Construction

9907 SE Amherst St
Clackamas

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. dr.
Damascus

Flat Rock Concrete Leveling LLC

7531 NE 33rd Drive
Portland

Good Neighbor Handyman and Cleaning Services, LLC

11918 SE Division St Ste 443
Portland

Grow Construction Concrete

7900 SW Hunziker Rd
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

LEITNER CONSTRUCTION

PO Box 1665
Fairveiw

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

Mighty Mike's Handyman Services LLC.

452 Scott St S.
Monmouth

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 473
Silverton

Tualatin Valley Concrete

8950 SW Locust St
Portland

U.S. Construction

1315 SE Grace Ave Suite 102

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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