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Over 1,990 reviews for
Lake Oswego Concrete Levelers from people just like you.

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"They were not able to level the driveway as what they quoted. In the process of trying to do so they cracked the driveway in a few places. They also leaked hydraulic" fluid all over my driveway. When I brought up my concern, the owner was supposed to call me back and never did so.

-Heather W.

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"It's been over a year and everything is perfect. They young men were so wonderful and professional. they worked as a team and were very helpful as they explained the whole process to us.

-Dinah N.

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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 - Pouring & Repair, Drywall, Landscaping, Plumbing, Remodeling - General, Roofing, 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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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.

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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.

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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

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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. 

 

 

Mudjacking reviews in Lake Oswego

A

Rating
This was an amazing experience all around! was responsive in all areas. They arrived promptly and within 2 hours the job was complete. My driveway had four slabs at the bottom that had heaved drastically over the years. For the first time in the 14 years that I have owned my home, the driveway is completely level!! They also ...More leveled other slabs that had minor heaving. I had an approximately 3" dip between driveway and garage approach. It is now down to an 1"!! This company and its employees were professional, courteous, and experienced. This is the best my driveway has ever looked. Sure glad that the "other" concrete leveling company never got back with me. There loss was my gain with this company. Highly recommend . Thanks and crew!
- Amanda W.
A

Rating
From the initial estimate to the finished job, everyone was great. Randazo (installation) did a fabulous job. He was very efficient, explained all of the possible outcomes well, and worked really hard to get everything back to the original level it was before. My drive way had about a 3"-4" drop below the garage and ...More he got it level. He also did extra work to make sure the everything was level on my back patio. There was a little gap still left on the back that explained why the concrete wasn't lifting any more and how we could fill it in. He was extremely personable and friendly.
- Christina G.
C

Rating
I'm not sure where these contractor get these prices from, clearly they pay themselves as much as they wish, judging from the verbal quote for one concrete step for over $800. I can't imagine how much they may overcharge on other projects.
- David C.
A

Rating
very prompt with coming out for bid. Bid was very reasonable and a pleasant surprise vs. other option of having concrete redone to level it out. and came and did job when scheduled. Results were awesome and I was very surprised how great the results were. There were some very ...More severe areas where slabs had sunk and they were leveled as if they were just poured. Good communication before and after by phone and email. Also received a bid to seal some of the big seams but the sealing is temperature dependent to cure and may or may not be able to be done now. If I have to wait till spring I will use Precision for that and any future needs
- Kathleen B.
A

Rating
, the owner, was extremely thorough, clean, on time, on point, and a pleasure to work with. I have dealt with many contractors that never show up or call. was on time, only took 1 day, and didn't have any charges. I honestly wish he was more of a general contractor because ...More I would give him all the work I need done.
If you need anything done to your foundation, call . I couldn't be more pleased.
- Jeffrey L.
A

Rating
They were on time and had great communication. The work was performed correctly and was less expensive than having the concrete work completely redone.
- Michael M.
A

Rating
THe sections of our driveway were very much out of alignment. A large tree apparently contributed quite a bit to lifting one section, and others may have just shifted/dropped due to settling.
The folks from Crackerjack did a great job and even cleaned up nicely after. While the driveway certainly doesn't look new (lots of cracks where ...More sections had broken over the years) at least we can now drive on it and not feel like we're driving over curbs etc.
I also appreciate the two year warranty that they have extended in case it somehow manages to settle again. Seems unlikely but good to know we can call them back if needed.
- Erik H.
A

Rating
The crew arrived and worked hard for about 3 hours. The finished result was stunning. The sidewalk was completely leveled and the surrounding lawn was put back together.
I would highly recommend their services.
- Robert T.

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

Alternative Edge Concrete

975 SE 29th St
Troutdale

AP Pacific LLC

800 NE Tenney RD

ARRIETA'S CONCRETE INC

PO BOX 2530
Oregon City

Bach Custom Coatings Inc

13076 Frontier Pkwy
Oregon City

Bamboo Concrete

North Portland

Barclay's Gardens and More

17550 Braden Ct
Gladstone

Bateman Construction

4991 SW Nevada Ct
Portland

Best In Concrete Services

8821 N Peninsular Ave
Portland

BG Construction

20817 NE 87th Ave

Brick By Brick Waterproofing

10460 SE 352 Ave
Boring

Bridgeport Concrete Leveling LLC

9540 SW 62nd Dr
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

Concrete Solution Systems, LLC

15391 SW Turnagain Drive
Tigard

Confluence Construction and Restoration

14650 SE Anderson
Damascus

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

Fritz Campbell Remodeling

1505 NE 52nd Avenue

Green O Construction, LLC.

1112 SE Maple St #C
Hillsboro

GruntWorks by HouseHappy

380 NW 13th Ave.
Portland

GTM Construction Inc

17735 Mardee Ave
Lake Oswego

Halo Homes LLC

9755
Portland

Insignia Construction

553 se 3rd
Hillsboro

Iron Triangle Construction LLC

6130 Claufield St
West Linn

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

Old Soldiers Construction

8385 SW IROQUOIS DR

One Step Construction

12635 SW Butner Rd
Beaverton

Pacific Chimney & Masonry LLC

1328 NE Coho Ct.
Wood Village

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

Service Group Construction

10411 NE Fourth Plain,

Steves Home Improvement

16485 SE Sunnyside Rd
Happy Valley

Stone NW

7002 NE 88th St

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

Var Tech

11600 SE Valley View Ter.
Happy Valley

West Coast Concrete Pumping Inc

PO Box 359
North Plains

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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