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Local Articles in Tunkhannock

Concrete driveway installation

How to Avoid a Concrete Driveway Repair Scam

Hiring the right concrete driveway contractor will help you avoid being taken advantage of.

Black Hawk pilot James Hagerty and his wife, Samantha, of Port Wentworth, Ga., say Angie's List is invaluable in finding reputable contractors. (Photo by John Carrington)
Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Plumbing, Remodeling - General, Remodeling - Kitchen & Bathroom, Roofing

Hiring a reliable service provider can be a difficult matter when a loved one serves overseas, but Angie's List can help on the homefront.

Before replacing concrete around your home, have a concrete professional inspect to ensure that simple repairs aren't all that's needed. (Photo courtesy of Angie’s List member Ruth B. of Arlington, Texas)
Concrete - Pouring & Repair

Before hiring a contractor to replace concrete in and around your home, one highly rated provider explains how to diagnose when replacement is actually needed.

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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

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.

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Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Remodeling - Basements, Remodeling - General, Remodeling - Modular & Mobile Home

Customer of Atlas Constructions Inc. in Austin, Texas, says the company was not properly equipped to handle concrete work.

Inspiration & Ideas

stamped concrete driveway
concrete paver driveway
craftsman style house with carriage door garage

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.

Concrete Contractors in Tunkhannock, PA

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

AllenMasonry&ConcreteLLC

1000 Timberfalls Ln Apt K8
Olyphant

Amoroso Quality Contracting

2553 Tacoma Dr
Blakeslee

ANISKA CONCRETE

1016 SPRING ST
Old Forge

AR-Tech

39 Rte 435
Gouldsboro

B squared construction

19 green street
Edwardsville

Bear Owen Paving

326 Hickory St
Peckville

Blakeslee Home Improvement Inc

373 Route 940
Blakeslee

Campbell Construction

1012 Willow St.
Peckville

Caparo's

243 Hitchcock Rd.
Lake Ariel

Carefree Renovations & Maintenance LLC

HC 1 Box 96
Albrightsville

Cerra Masonry

861 pennay hill rd.
Kingsley

CFK Home Building and Renovations

128 Abbott St
Wilkes Barre

Connor Home Renovation

1423 Cornell Street
Scranton

Conscape

49 Maple Ave
Tunkhannock

Consolidated Builders

77 N Hancock St
Wilkes Barre

D&G Construction

120 Staub Rd

Driscoll Construction

561 Hunlock-Harveyville Road

Edwards All County Paving

108 Brookhollow Rd.
Mountain Top

EmmettByDesign

153 Upper Green Hill Road
Kunkletown

Endless Mountain Masonry

695 Stark rd
Tunkhannock

Fiscus & Lewis Masonry

2001 Rosanna ave
Scranton

FULL PHAZE CONSTRUCTION INC

197 Courtdale Ave
Kingston

Gerard Lombardi

100 Erie St
Moosic

HIRKEY'S LIGHT EXCAVATING

HIRKEY RD
Tunkhannock

House Doctors

239 Main St
Dickson City

Humphreys Contracting & Home Improvement

651 Old Greentown Rd
Greentown

Independent Construction

10 appollo drive

J & M Construction

6391 State Route 654 # 2
Williamsport

Jamms Constructions

1108 Birkbeck St
Freeland

Jim Minnick Construction

619 Main St
Wilkes Barre

joe dougher masonry

1214 n main ave
Scranton

Joe'z handyman services

94 main street
Mocanaqua

JOHN STEMPHOSKI Home Improvement Contractor

14019 SPRING DR
Clarks Summit

MCMusloski construction

124 union st
Pittston

On Call Constructiom

155 Stapleton Est
Factoryville

Perzia Construction

9 Frederick
Swoyersville

santarelli stamped concrete/pools

102 Monument Ave
Wyoming

SCRANTON CRAFTSMAN INC

930 DUNMORE ST
Scranton

Shamrock Construction

141 S Fillmore Ave
Scranton

SHERIDAN MASONRY

16040 AIRPORT DR
Dalton

Signet Construction Inc.

705 N West St
Coudersport

The Handy Man Can

400 1st St
Weatherly

tkr construction inc

1056 mossville
Shickshinny

Tom'S Wall Systems

215 Kyttle Pike Rd
Sweet Valley

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