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C
"my initial consultation with Den (company owner) went excellent. He was very professional, on time and communicated well. We talked about the job to be done in" great detail with his partner Tohi. I even had provided the company renderings of the job. Den explained to me that Tohi (his partner) will now be the supervisor for the job. This is where things turn poor. 1. despite a record breaking and beautiful Feb weather, I was constantly told that "there was too much rain" to start the job. I had to strongly insist to start the job during a full week of dry weather and temperatures near 60 degrees.
was frustrated at my insistence, but reluctantly started the job. He also attempted to provided excuses and plans and delays to finish the job 7 days later, which was not acceptable. 2. once the forms were removed and the job cleaned, I realized that one of the retaining walls was slanted, not close to level, nor was the top of the wall brush finished. it was left with clumps of dried concrete on top. The neighborhood kid could have done a better job 3. the job required a drain placement in the center of a concrete slab. i purchased the proper catch basis and placed it where it needed to go. this was discarded, thrown to the side and instead the company used a drain that is inadequate for outdoor use and will cause me great hassles in the seasons and years to come due to clogging. for each of these concerns I consulted with Den, The owner, on the phone as they came up during the job. i was told by Den he would be on site. this ever happened. I never saw Den again after the initial bid and consultation of the job and the job was well below my expectations. I would not hire this company again.

-David I.

A
"I highly recommend
. for your foundation repairs. They not only gave me a better quote than another A+ BBB rated competitor, they also did" a great job leveling my house and customer service was "Above and beyond an A+ rating!" They replanted flowers and were VERY accommodating as far as allowing my dogs breaks to relive themselves, which meant having to reinstall fencing every time the dogs needed to go. Even helped me get my car started one morning when the battery died. My 1928 year old house is a lot more level now and the rain drainage foundation issues have been addressed!

-pat C.

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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 Pottstown

D

Rating
They said they could do it. They blew my driveway up and didn't move anything, not even half an inch. When the guy came out to look at it after I complained he said he didn't know why the guy thought they could mudjack it, Then they wouldn't give me a refund. I had plenty of evidence I just didn't want to take it to small claims court. They offered me half and I settled for it. It was still a ripoff. The kid that came out to do the mudjacking was good, but the expert and owner were not.
- John N.
A

Rating
I called three companies for an estimate to pour a driveway on top of a patch gravel driveway. The first was thoroughly professional and gave a written estimate for $8000. The second simply wrote on the back of his card "$4200". Den of JacTak prepared a written bid of $4000, with a 5% discount. I gave him the go-ahead. His crew worked very quickly and poured exactly the way I wanted. Den said he could pour a sidewalk along the side of the house, which would bring the total up to the original $4000. I approved. Pour was finished in one day. It now looks great and I'm very happy with it. No complaints whatsoever.
- JEREMY M.
A

Rating
When I contacted
Pottstown Foundation Contractors Provider Name Locked
he was very friendly and professional. We scheduled for him to come out sometime during the week. It was not an emergency and time was not an issue. He came out to look at the needed repair in a timely manner even without the scheduled time frame. After he looked at our needs he met with and reported that what we needed was something that really didn't need his services. He told me that the concrete hadn't sunk but had moved away from the home due to the drought of 2013. He explained many homes had the same type of problems after the drought. He then said the concrete most likely stopped moving. He suggested that we simply
Pottstown Foundation Contractors Provider Name Locked
point where the bricks were coming away from the exterior of the house. He even mentioned a few companies that if needed could assist us further. He was honest, professional and friendly. If we need his services (raising concrete slabs such as sidewalks, driveways, steps and such) we will use him.. You can appreciate a person that gives it to you straight even if it means they don't get the business. Top Notch.


- Kyle B.
A

Rating
My house was struck by lightening, and caught on fire. He has been in charge of all the restoration process. He is wonderful, very confident and personable. He's very concerned about what I want done and how I want it done. He doesn't try to pressure me to do other things. He's very sensitive to the fact that I'm an older woman. He also is very knowledgable about historic renovation.
- MARLENE T.
A

Rating
The guys arrived on time and did a great job. Courteous, professional and explained each step along the way. A great experience and worth the money. Learned a lot watching! And after more than 6 months, still satisfied.
- Ellen P.
B

Rating
I wasn't completely satisfied with the finished project. They raised it too high. I thought it was reasonable price.
- Eula W.
F

Rating

I called this provider twice asking to be contacted to arrange an estimate - once just after Thanksgiving and again in early February. The message on their phone indicates that they are done providing this service until the spring but to leave a voicemail. I have done so twice with no reply.
- Sara A.
A

Rating
They did this work in freezing temperatures with high winds. They worked all day for 2 days straight and they left the place immaculately clean. I’ve never seen anybody work so hard in such terrible conditions and they were so pleasant the whole time! I will definitely have them back again to do more work because they were superb.
- Kristin S.

All Foundation Contractors in Pottstown, 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

American Building Inspectors

18 E. Eagle Rd.
Havertown

Ancona Construction

Philadelphia

Andrew T. Ronon , Contractor

204 Grayling Ave
Narberth

Anthony Radatti Home Improvements

116 Nester Dr
Norristown

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

Blakes Paving

10 Dillon Dr
Frazer

Blessed Builders LLC

7715 Crittenden St
Philadelphia

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

Chris Basile Masonry Restoration LLC

221 E Township Line Rd
Upper Darby

Chris Contracting

4215 Lawndale Street
Philadelphia

CKC Landscaping Inc

PO Box 0355
West Chester

CMT General Contractors Inc

63 Colonial Park Dr
Springfield

Color Stamp Concrete Inc.

1444 Hurfville Rd

Contractors United Together

1220 N 60 st
Philadelphia

CORRENTI CONCRETE & PAVING

100 Mill Street
Clifton Heights

Country Lawn and Landscape Inc

618 Laurel Rd.
Coatesville

Craft-Pro Masonry Restoration Inc.

1230 E. Mermaid Lane
Glenside

Craig Kronmiller Contractors

439 Oakmont Ct
Harleysville

CRJ Construction

425 Highview Drive
Wayne

D&T Landscaping

Norristown

D-Pasholli Inc

3257 frankford ave
Philadelphia

Dadem Contracting

922 Pitman Ave
Darby

Daniel Fair Construction

700 Lincoln Ave
Willow Grove

David Biche Custum Builders

38 E Essex Ave
Lansdowne

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

Diversified Constructors, Inc

430 GAME FARM RD
Schwenksville

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

FINNERTY LANDSCAPING

510 E BARNARD ST
West Chester

flannigan russo contractors

525 NEWTON LAKE DRIVE

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

Ground Up Construction

P.O.Box 1293
Havertown

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

Hydroarmor Systems LLC

191 Yorktown Rd

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

MARIANI ENTERPRISES

2437 AVON ROAD
Ardmore

Mark Leuzzi Sr. 4 Concrete

1320 s harmony st
Philadelphia

Masonry Inc

123 Northpark Dr
Levittown

matteoli contracting, llc

324 West Freedley St
Norristown

MG Labetti Associates, LTD

339 Woodlyn Drive
Collegeville

Michaels Home Creations Inc

15 S. Easton Rd.
Glenside

Miller Concrete

p o box 60574
Phila

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

Nunez contruction

2068 E clemintine street

NUSCA

Philadelphia

Oakshade Construction Company, Inc.

400 Otter Street
Bristol

P&G General Contracting

2251 W Hunting Park Ave
Philadelphia

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

1481 Buck Road
Feasterville-Trevose

Premier Water Proofing LLC

252 Walton Dr
Morrisville

Purcell Paving and Masonry

1250 Bethlehem Pike
Hatfield

PZT Consulting LLC

705 Bethlehem Pike
Erdenheim

Quality Construction & Remodeling Inc.

9247 Exeter Rd
Philadelphia

Quality Landscapes and Hardscapes

242 snapdragon st
Warrington

RAVCO CONSTRUCTION CO.

P.O BOX 388
Gilbertsville

Renovations Galore Inc

760 Fernwood Ave
Langhorne

RICHARD S PANDOLFI INC

606 CONSHOHOCKEN STATE RD
Narberth

SCOTT BRADY CONSTRUCTION, LLC

3137 Laughead Ln
Garnet Valley

Singh Contracting llc

784 North Blvd

steven juisti cement contractor

103 north highland ave
Lansdowne

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

TRUCLEAN

22 Evans Ave
Wyomissing

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

Workforce Construction Inc.

1020 Livingston Ave
Phoenixville

YACKLE CONCRETE INC

787 Somerdale Road

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