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F
"for a 16’x20’x 4” concrete slab for hot tub placement with three (3) posts for future roof to be placed on the north side perimeter in the concrete," a door in the back of the residence from the master bath to the hot tub area, including modification of the bathroom counter to allow for said door, a 7’X6’X4’ deck from the door to the hot tub and stairs leading to the patio from the door level deck on the south side of the deck, a
board for later placement of the roof, move of the safety electric cut off box for the hot tub to the north of the deck, and rewire and placement of the tub. This contract was for $2,750.00 of which 50% down payment was made 4/30/14 for $1,375.00; the balance due on satisfactory completion. This notice is to inform
that the work done is defective in the following areas and we, the owners, intend to file legal action in the
County Courts subject to our rights under ORS, Chapter 701. Defect #1. The overall grade of the slab falls back to the house with large areas of depression holding water that run the full length of the slab; in fact the grade of the slab undulates from low to high to low all across the pour. There is no consistency to the grade of the pour. The thickness of the slab is measurable in inconsistency varying from 2 to 5 inches along the perimeter. According to a concrete specialist who we consulted, this is due there being no compaction of the pour area. There are many boot prints, gouges and divots in the finish surface and the finish surface is already coming off, leaving a rough, sandy appearance. The concrete pour was allowed to build up against the siding of the house and is splattered all over as well. The leveling attempt under the door still holds water. There is a central hump in the concrete for many feet which makes level hot tub placement impossible. There are no control joints in the pour. Defect #2: The deck is not a deck; it is a platform on the concrete. The original posts placed for the deck at door level were cut off at the ground level platform height. The stairs are illegal in height, and unlevel, with the first stair at 6 inches and the second stair greater than 8 inches. The stairs are at the exit of the door to the platform, which is greater than an 8 inch step to the concrete. There is no support under the north side of the platform, or any support for the planking under the north half of the platform. None of this is square or level, with the north side lower than the south side. On the west side, the last plank overhangs by 2 inches. There is only one screw in many of the boards and the wood is already splitting as they were not countersunk to prevent splitting of the wood. This is not only what we did not request, Breach of contract), but is very poorly done and not to the standards of the industry or code (Negligent and improper work). Defect # 3: The work in the master bathroom is sub-par. The wall beside the door has sheetrock taken from the door cut-out and placed between the new counter end and the door, but the top of the replaced sheetrock sticks out by over ½ inch and it is ½” to 1” too narrow for where they placed it, so the filled in the gap with spackle and texture spray to try and hide the error. The tile end caps are not placed snug as the counter was cut crooked. The heater vent in the floor is half in view and half under the counter, with no vent to let heat escape from under the cupboard. The trim was not nailed completely and the heads of nails are protruding. The door itself was not calked all around the outside and there is a ¼” gap all around the door. The house siding was cut deeper than the door length and there are holes under the outside door frame that light shines through that need repaired. There is spackling spray all over the oak wood side of the cabinet. Defect #4: The electric box with the required cut off for hot tubs by state code was not moved to the proper location for access with the right deck in place. It is too close to the door, and too low. With a properly placed deck, this current location will be under the deck, which is not legal. I have tons of pictures. We went to court and we were awarded payment of which we are still trying to get the last 342.00 WE will probably never see that. You can check his record with the contractors board, we should have before we used them.

-jean p W.

A
"My neighborhood association told me I was responsible for a crack in the sidewalk in front of my house where the sidewalk sinks a little. I had a lot of trouble" reaching providers who would help, or who would do so for a reasonable price. A1 took care of it right away. They raised two sidewalk squares beyond the crack so the sidewalk is now level, quoted me $240.00, (a minimum scharge) and then charged me $216.00 due to an angies list discount I didn't even ask for. They warranty their work for two years.

-MARLA P.

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A Provo homeowner says the landscape contractor did poor work, including installing a high-tech sprinkler system that doesn't work. A Salt Lake City concrete contractor ignores complaints about shoddy patio and porch work.

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.

?

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 Chalfont

A

Rating
Excellent service and professionalism, timely, attention to detail, and informative of the work performed. Made great strides to make certain customer was happy with the work.
- Mike S.
A

Rating
I purchased a foreclosed home built in 1976. The home was not taken care of, and neither was the pool. The entire deck was separated from the coping and sagging in most areas as much as an inch (may have been more) due to water erosion. I received estimates to replace the decking with new cement but upon further research you could do this thing called "mud jacking". I haven't heard of it before so I decided to
Chalfont Foundation Contractors Provider Name Locked
on Angie's List for companies in my area to do it.
Chalfont Foundation Contractors Provider Name Locked
White showed up, gave me an estimate that was significantly less than having it all replaced so I hired them to do the job. We scheduled the job but it ended up raining so bad on the day of my appointment that they rescheduled me a week later. They called me a few days later and said they have an opening earlier so I jumped on it. They showed up on time and ready to get to work. My pool remodel company showed up that morning as well (without telling me) but the crew at
Chalfont Foundation Contractors Provider Name Locked
never skipped a beat. They said it was no problem and they worked around the other crew plastering my pool. The entire crew was respectful, professional and really seemed to love what they do. The pool crew was as just as amazed as I was on how awesome the process was (it's really cool to watch!!). They drill holes, pump the "mud" into it and BLAM you can watch the concrete raise. The decking is now level with the coping and it looks better than I ever imagined it would. The guys cleaned up, were very nice and I am very pleased in how it turned out. I highly recommend you call
Chalfont Foundation Contractors Provider Name Locked
White directly at (832) 671-7185 for an estimate today. You will not be disappointed!!!
- Paula M.
C

Rating
Pretty bad. They told me they could fix the issue. They didn't. They kept complaining that my job was too small and they were losing money just by being there. They didn't fix the issue.
- Jeffery B.
A

Rating
They arrived on time, were pleasant and did a good job. The steps had been sloped and when they finished the steps were level. We were pleased with the work.
- KIM P.
A

Rating
Pat was very knowledgeable, and made good suggestions as to how to address the project. He was very thorough, and it was obvious he took what he was doing seriously. He excavated some soil to widen the driveway and moved other soil for a concrete patio the first time he came out. The second time I hired him to level certain sections of the driveway for proper slope and safety. Pat also made relief cuts in concrete that was already poured to help avoid cracking.
- Matt S.
A

Rating
They did a great job leveling my driveway, patio and sidewalks. The came on time and worked clean. The walkways, driveway and patio never looked better. The holes the drilled are hardly noticeable and the sealer looks good as well.
- Marie W.
A

Rating
Great! Polite, fast, quality work, fair price. Got off all the ice that was backed up over the gutters and didn't harm the roof shingles doing it. Another guy wanted 400 for the same work!
- Donna C.
C

Rating
9/14/14- Discovered Accurate through Angie's List referrals. Contacted them through the list and they promptly followed up. They were very responsive. They came out and left a quote in our mailbox. When they did this they quoted our driveway and an area of the walkway to the front porch. This particular area wasn't a concern for us, but it was nice to see that they noticed it. The cost for the pad was $441 and $100 for the walkway if we did it at the same time. To avoid needing a service later we decided to fix both areas.
Accurate called us the day before the job to remind us and completed the job on the date they said they would. We were surprised by how the holes looked because they were somewhat garish. Over the past couple of days they have lightened and will probably fade to closely match the driveway. I am happy that the driveway and walkway have been lifted.
The major issue is with the walkway. As I previously mentioned this was a throw in for us. It wasn't that big of a deal, but we figured we would get it fixed. Unfortunately, this fix caused a hairline crack. When I initially spoke with
Chalfont Foundation Contractors Provider Name Locked
he told me if the crack was before or after the hole it was already there. If the hole bisected it, they did it. We looked again to make sure and the crack bisects the hole. I called
Chalfont Foundation Contractors Provider Name Locked
again on September 13, 2014 and the best he could give me was this happens. He also proceeded to blame the issue on the fact that it was bad concrete and thin, not the 4 inches we should have had. I have photos that show our concrete was in fact the requisite depth. The only solution
Chalfont Foundation Contractors Provider Name Locked
had for this fix is to come out, saw it out and caulk it, making it look even worse than it already does.
This was a $100 fix that should have been easy. When it went poorly he blamed the concrete provider from before and took no ownership of the issue. If he would have refunded us $50 bucks, I would have been fine with it. While I am happy that the driveway is level, I can't help but feel a little let down.
Updated 3/3/15
The holes that were drilled did fade and do not look as bad as they did. The pads in the driveway have fallen again. The crack in the walkway is way worse than it was in the fall. This was a horrible experience. Essentially, we wasted $541 and have nothing to show for it, but the same sinking pads in the driveway and now our sidewalk is cracked. Very disappointing.
- Brian Z.

All Foundation Contractors in Chalfont, PA

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

A.G. Remodeling

113 Ryers Ave.
Cheltenham

A.L. Verna General Contracting Inc.

717 S Columbus BLVD
Philadelphia

Able Mechanical & Construction

70 Blue Ridge Drive
Levittown

Agron Construction

10154 Bustleton Avenue
Philadelphia

all seasons outdoor homenomics

PO Box 15224
Philadelphia

Allen Lee Concrete Construction, LLC

2504 Nora's Court
North Wales

America Construction Inc

2156 Longshore av
Philadelphia

Ancona Construction

Philadelphia

Andrew T. Ronon , Contractor

204 Grayling Ave
Narberth

APPLE LANDSCAPE MGT. INC.

P.O. BOX 26350
Collegeville

Associated Paving Contractors (APCON)

1525 Campus Dr
Warminster

Attractive Properties

9 Park Avenue
Paoli

Barlow Construction Co

37 Village Way
Malvern

Basement King LLC

5321 Yoshino Ter

Basements Love Us Inc

519 A Cinnaminson Ave

BDP Excavating

19 Reese Ave
Newton Square

Bold Construction, LLC

3648 Greenwood Cr
Chalfont

BQ BASEMENT SYSTEMS INC

525 BETHLEHEM PIKE
Glenside

Burns Masonry & Construction

62 gravel pike
Collegeville

Cahaba Scapes

2130 11th avenue north

Cardamone Bros. Inc.

3570 Pickertown Road
Chalfont

carpino concrete

2331 Benson st.

Cawley Masonry Inc

1206 Susan Cir
Oreland

CMT General Contractors Inc

63 Colonial Park Dr
Springfield

Color Stamp Concrete Inc.

1444 Hurfville Rd

Contractors United Together

1220 N 60 st
Philadelphia

Craft Pro Masonry Restoration Inc

112 Lorraine Ave
Oreland

D&T Landscaping

Norristown

D'King Construction

3914 N 7th street
Philadelphia

D-Pasholli Inc

3257 frankford ave
Philadelphia

Dadem Contracting

922 Pitman Ave
Darby

Daniel Fair Construction

700 Lincoln Ave
Willow Grove

David Brackin Construction, LLC

1050 Kings Row Road
Oxford

DeLeon Excavating & Construction

2140 Saucon Ave
Bethlehem

DIAMOND CONCRETE INC

521 MAINE AVE
Clifton Heights

DIMENSIONAL CONTRACTORS

PO Box 189
Buckingham

Domenic Procaccino Construction LLC

311 Blue Ridge Dr
Levittown

Endless Property Management, LLC

PO Box 2211
Southeastern

F. Ramondo Inc.

1020 Garrett Mill Rd.
Newtown Square

Fardella Construction

4210 TACKAWANNA ST
Philadelphia

flannigan russo contractors

525 NEWTON LAKE DRIVE

Francis X White Builders Inc

210 Mohegan Street
Doylestown

Front To Back Home Improvements

P.O. Box 2092
Horsham

Global Building Group

626 N. Front Street, 3rd Floor
Philadelphia

Green Brothers Construction & Mgmt. LLC.

1801 Cleveland Ave.
Abington

Harmony Decking & Home Improvements

532 Cornell Dr
Warrington

Hector's Home Improvement

6324 Mershon St
Philadelphia

HK Home Services Improvements-Renovations

801 dresher woods Drive
Dresher

joe brown construction co llc

4952 National Street
Philadelphia

JOSEPH FUNARI PUBLIC ADJUSTERS

2951 S 16TH ST
Philadelphia

Joseph J. Dry Jr.

467 Erb Rd.
Perkiomenville

Josh's Landscaping

PO Box 495
Bensalem

JS Contracting

68 Upper Orchard
Levittown

K&R Home Improvements

ptables3.com
Sellersville

Keen Builders

502 Lestershire

KEVIN MC NAMARA MASONRY

2216 Wharton Road
Glenside

KEYSTONE FOUNDATION SERVICE

910 CREAMERY RD
Newtown

KG General Contracting LLC

1235 Upton Circle
West Chester

L. C. CONSTRUCTION, INC.

2515 Potato Rd
Harleysville

Liberty Builders LLC

239 Ardmore Avenue

Living Stone Masonry LLC

1720 West CHester Pike

M&M Contracting

3248 St Vincent St
Philadelphia

Main Line Home Improvements

175 Strafford Ave
Wayne

Mark Leuzzi Sr. 4 Concrete

1320 s harmony st
Philadelphia

MARK, CEMENT CONTRACTORS

2419 S 18TH ST
Philadelphia

Masonry Inc

123 Northpark Dr
Levittown

matteoli contracting, llc

324 West Freedley St
Norristown

Michaels Home Creations Inc

15 S. Easton Rd.
Glenside

Mitchell Custom Concepts

1218 Catharine St
Philadelphia

Modern Designs Corp.

364 Gardner st.
Philadelphia

Moore Bros Landscaping/Construction

1617 Ogden Ave
Marcus Hook

Moore Builds LLC

45 Long Bow Drive

Nasella Construction

415 Lindsay Street
Ridley Park

New Jersey Repair

417 Lafayette Ave

Nopone.com

3401 market
Philadelphia

NordCo General Contractors

Sartain street
Philadelphia

Northeast Fence & Iron Works Inc

8451 Hegerman St
Philadelphia

NUSCA

Philadelphia

Oakshade Construction Company, Inc.

400 Otter Street
Bristol

Oakshade Construction Company, Inc.

400 Otter Street
Bristol

Pa Paving & Masonry

175 strafford ave # 501
175 Strafford Ave 501

Patrick OConnor Inc.

1588 Meadow Lane

PDM Construction

8012 English Creek Ave

Penn Contractors Inc.

419 Dalton St.
Emmaus

PHILIP TINARI & SON CONTR

1336 OLIVE ST
Coatesville

Platinum Paving & Sealcoating

428 Stonyhill Road
Yardley

Precise Maintenance Services, LLC

688 Knowles Avenue
Southampton

Premier Water Proofing LLC

252 Walton Dr
Morrisville

Puma Construction

416 Saint James Ct
Langhorne

Purcell Paving and Masonry

1250 Bethlehem Pike
Hatfield

PZT Consulting LLC

705 Bethlehem Pike
Erdenheim

Quality Construction & Remodeling Inc.

9247 Exeter Rd
Philadelphia

quality family construction

11 swan lane
Levittown

Quality Landscapes and Hardscapes

242 snapdragon st
Warrington

RAVCO CONSTRUCTION CO.

P.O BOX 388
Gilbertsville

Renovations Galore Inc

760 Fernwood Ave
Langhorne

RJ Murphy All Phase Contractors

1801 Edgley rd
Levittown

Rohlfing Brothers' Roofing & Home Improvement

872 N Beechwood St
Philadelphia

SAMS QUALITY CONCRETE

72 Holden Drive

SCOTT BRADY CONSTRUCTION, LLC

3137 Laughead Ln
Garnet Valley

Singh Contracting llc

784 North Blvd

TBS Basement Waterproofing

324 Second St Pike
Southampton

The Basement Professor

311 E. Girard Ave
Philadelphia

thomas nicholas masonry

3487 kirkwood rd
Philadelphia

Top Notch Contracting

461 Pensdale St.
Philadelphia

Trainor Concrete & Paving Services

14 Longview Drive
Thornton

TRYHARD INC

6105 HARING RD
Plumsteadville

Turpin Landscaping, Inc

287 Martins Corner Rd
Coatesville

UNITED CHIMNEY & MASONRY CONTR

320 Holly Knoll Drive
Southampton

VAR Construction Inc

3396-98 Miller St
Philadelphia

VI Construction

1048 Stuyvesant Ave

Whispering Willows Inc.

2275 Keiper Road
Quakertown

YACKLE CONCRETE INC

787 Somerdale Road

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