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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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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.

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Concrete - Leveling/Mudjacking, Landscaping, Landscaping & Lighting

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 Auburn

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
Auburn 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
Auburn 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 Auburn, WA

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

A-Grade Concrete

15514 Southeast 132nd Street
Renton

AA Asphalting Inc

14720 Puyallup Street
Sumner

ALL AROUND CONSTRUCTION

12124 KENT KANGLEY RD
Kent

All Faze Construction

4835 S 301st Dr
Auburn

All Weather Exteriors

P.O. Box 3247
Kent

American Property Solutions LLC

E60 Way to Tipperary
Shelton

Ank Advantage Concrete

1728 Glenwood Ave SE
Renton

Anvil Concrete

31724 125th Ave E
Graham

Cahaba Scapes

2130 11th avenue north

D B Davis LLC

11014 19th Avenue SE,
Everett

DECKMAN LLC

4111 164th St SW
Lynnwood

Delean Contracting & Landscaping

11858 SE 236th St
Kent

Design Too Concrete Construction

5635 Black Lake Blvd SW
Olympia

Evolution concrete

13611 106th ave ct nw
Gig Harbor

Excavators Northwest

1111 NW 53rd ST
Seattle

FJ Painting & Maintenance

1713 1st street
Marysville

G & D Construction

15208 Greenwood Ave N
Shoreline

G & G Construction Services LLC

1244 N 173rd St
Seattle

Hernandez Landscaping

P.O. Box 2634
Belfair

High Star Construction LLC

721 4th Ave
Kirkland

HomeBridge Builders

18926 203rd Ave NE
Woodinville

Honorable Mention Construction

45119 284th Ave SE
Enumclaw

HORIZON HARDSCAPES & CONCRETE

11925 11TH PL SW
Seattle

J & M CONSTRUCTION COMPANY

12109 Woods Creek Road
Monroe

J & M Remodel and Repair

31029 164th Ave SE
Auburn

Jaktak Construction

168 23 22nd Avenue East
Tacoma

Jay Construction

4442 S 176th St
Seatac

Jeff Bones Enterprises

1312 18th St NW
Puyallup

JOE MYERS CONSTRUCTION

4418 128TH PL SE
Everett

John John Concrete Construction

5001 22nd Ave NE
Tacoma

KCMA and Services

20622 54th Ave. west
Lynnwood

Kelpman Construction

PO Box 881320
Steilacoom

L&R Creations & Construction

16414 34th st ne
Snohomish

LAKESIDE CONCRETE CO

501 LAKE LOUISE DR
Lakewood

Lanco Construction LLC

21524 102nd St E
Bonney Lake

Last Hope Construction

PO Box 881
Marysville

Lewis Construction Group

PO Box 248
Edmonds

Little Group LLC

17006 37th Ave NE

LLV Concrete

9929 Des Moines Memorial Dr
Seattle

Lucas Construction LLC

1092 Ash Ave
Marysville

Maintco Inc

11020 120th Ave NE
Kirkland

Martin Remodeling

715 2nd Ave S
Kent

MARYAN AND SON CONCRETE

14 234TH PL SW
Bothell

Matvey Construction

3041 68th Ave. SE
Mercer Island

Max Corp

PO Box 811
Gig Harbor

MBH Master Builder, LLC

1415 2nd Ave
Seattle

MC2 Foundations Inc

PO Box 88387
Steilacoom

MITCHELL CONCRETE

PO BOX 923
Sumner

Modern Shelter

906 19th ave e

nationwide construction & renovation

1919 196th St SW Unit 4
Lynnwood

NAYCO Construction, LLC

14209 50th Ave SE
Everett

NC Structures LLC

121 E Ethan Ln
Belfair

Nelson's Concrete Designs LLC

3700 S Center blvd
Tukwila

Northwest Concrete Cutting

17005 190th Ave SE
Renton

NW Construction & Remodeling

Po Box 27112
Seattle

O'Neil Contracting and Construction

HWY 99 and Airport Rd.
Everett

OG Construction

1020 308th SW

OLAS CONSTRUCTION

622 216TH ST SW
Bothell

Paco Construction

4700 South Center Blvd.
Seattle

Pilchuck Construction, LLC

4116 165th Ave SE
Snohomish

Precision Slabjack

P.O. Box 36
Maple Valley

Puget Sound Window & Door

13708 24th St E
Sumner

Raincap Construction

2315 N 65th St
Seattle

Rite-Way Waterproofing Northwest

126 SW 148th St
Seattle

Robbins & Co

818 SW 142nd St
Seattle

Saunders Construction Services LLC

5511 NE 70th St
Seattle

Seal Pro Asphalt Maintenance

8415 200th St SE
Snohomish

Seattle Curb Appeal

1307 N 45th Street #300
Seattle

SKN Works

1205 125th PL SW
Everett

SLABJACK NW LLC

PO BOX 2596
Issaquah

Solutionz Inc. Demolition

1016 Wildwood St
Sultan

Sound floors llc

8725 124th st.e
Puyallup

SoundView Construction

10904 21st dr se
Everett

Sterling Development Partners, Inc

3965 Bethel Road SE
Port Orchard

SUPERIOR SLABJACKING INC

PO Box 1161
Stanwood

Swanson Brothers Concrete Inc

PO Box 915
Black Diamond

T-Jack Construction, LLC

PO Box 886
Auburn

TEAK DRYWALL LLC

PO BOX 77351
Seattle

Three Guys Concrete LLC

7905 Detroit Ave SW
Seattle

Tuff Shed Inc - Seattle

17500 W Valley Hwy
Seattle

VanCleave Homes

@gmail
Tacoma

WA Remodeling Inc

12823 Lost Lake Rd
Snohomish

WeHoneyDo.com Service Companies

10035 Main St
Bothell

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