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F
"**All 3 jobs were performed at once. Job #1 Installed Driveway - MOST SEVERE - The driveway is not level in numerous areas. This has resulted in several major" problems inside my house. Instead of flowing down the driveway into the street, rain water pools around the foundation and eventually seeps into my house. The standing water has caused SEVERE DAMAGE to wood flooring and cabinets inside of my house. I've had to remove flooring in two rooms that are next to the driveway. Job#2
(he actually has pictures of our FAULTY
on his website) 1) The roof on the
began leaking immediately after being completed. Since then, I have had to have the roof replaced because the water continued to damage the pillars. I had 2 estimates. Both individuals stated that the roof was put on incorrectly (upside down). 2) The
was holding water because it was not built at the correct angle. So when it rained, water did not drain down the roof. Instead, it pooled on top of the already faulty roof. 3) Damage to the cedar pillars and structure are evident due to the water damage. The
will need replacement pillars/cedar planks due to the damage to the water damage. JOB # 3 Concrete Stamped Patio 1) Several major cracks developed in the concrete within months of installation - significant cracks are visible 2) The "stain" came off within a few months after being installed 3) The stamped patio is not level-causing water to sit on the porch after it rains Mr.
was made aware of all these problems early on (months after installation) and continues put me off. My ex husband has noted all the times, "he will come by", and he has not. Since then, and after two years of frustration I began calling Mr.
to work on a solution. Mr.
does not answer calls and his replies to my emails/texts are: “I will go by later”. "Later" has yet to happen. I am slowly repairing the damage his faulty work has caused and will seek legal counsel. Do not make the same mistake we made.

-Thomas D.

B
"We were originally quoted a lower price, but it was raised because the owner realized it was a holiday (President's Day), and he said he was going to have to" pay his worker more. Not sure I believe it, but I couldn't wait any longer. The fellow showed up more or less on time. We had borrow water from the building next door for the saw, which is water-cooled and lubricated, and the water in the hose froze while we were trying to get it working. Eventually we got the water working, and the
began. He made quick work of it, but it made a mess! He didn't try to cover the walls to prevent the mess from getting on our walls, which I thought would have been a good idea. The wall ended up needing new paint. And near the end of his cut he hit a water pipe, so we had to turn off the water frantically and have a plumber repair that. Overall, quite an adventure, but they did what they said they would do, just not quite as cleanly and smoothly as I was hoping.

-Jim F.

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Local Articles in Sun Prairie

(Photo courtesy of Angie's List member Pam B. of Hudson, Minn.)

Concrete repair: How to avoid common scams

If you have a concrete driveway or patio, repair is inevitable. Understanding the quote and repair process can help save money on a needed concrete repair.

Cracking in freshly poured concrete can be common within the first 30 days. (Photo courtesy of Paul Piontkowski)
Concrete - Pouring & Repair

Angie Hicks answers a member question about whether it's normal for cracks to form on a new concrete driveway and how to talk to your masonry contractor if so.

concrete leveling (Photo by Photo by Jason W. )
Concrete - Pouring & Repair, Concrete - Stamped & Decorative

Mudjacking or concrete leveling may be the answer if your front porch is stooping or your sidewalk is slouching. Consider these tips to level sunken concrete.

Discolored concrete garage slab
Concrete - Pouring & Repair

Concrete pros say perfectly uniform concrete is not always possible, but excessive discoloration can occur for several reasons. Here are some possible fixes.

Angie's List
Appraisals - Real Estate, Architects & Building Design, Basement Waterproofing, Bathtub Refinishing & Liners, Biohazard Remediation, Builders - Garages/Barns/Sheds, Builders - Homes, Cabinet Making, Cabinet Refacing/Restoration, Carpentry - Unfinished, Carpentry - Woodworking, Carpet Sales/Installation/Repair, Chimney Caps, Chimney Repair, Chimney Sweep, Closets, Concrete - Leveling/Mudjacking, Concrete - Pouring & Repair, Concrete - Stamped & Decorative, Countertops, Deck Maintenance, Decks & Porches, Delivery Service, Dock Building & Repair, Doors, Drywall, Dumpster Service, Electrical, Epoxy Flooring, Excavating, Fireplaces, Floor Cleaning/Polishing/Waxing, Flooring Sales/Installation/Repair, Foundation Repair, Fountains, Garage Doors, Glass & Mirrors, Glass Block, Gutter Cleaning, Gutter Repair & Replacement, Handymen, Hardwood Flooring Sales/Installation/Refinishing, Hauling, Heating & A/C, Home Automation, Hurricane Shutters, Insulation, Land Surveying, Landscaping, Landscaping - Hardscaping & Pavers, Landscaping - Lakefront, Landscaping & Lighting, Lawn & Yard Work, Lawn Fertilization & Treatment, Lawn Irrigation, Lead Testing & Removal, Marble & Granite, Masonry, Mold Testing & Remediation, Moving, Painting - Exterior, Painting - Interior, Pest Control/Exterminating, Plumbing, Plumbing - Drain Cleaning, Pressure Washing, Radon Detection & Reduction, Remodeling - Basements, Remodeling - General, Remodeling - Kitchen & Bathroom, Remodeling - Modular & Mobile Home, Remodeling - Sunrooms & Patio Enclosures, Roof Cleaning, Roof Ice/Snow Removal, Roofing, Screen Repair, Septic Tank, Sewer Cleaning, Siding, Skylights, Stone & Gravel, Structural Engineering, Stucco, Tree Service, TV Service - Cable, TV Service - Satellite, Wallpaper Removal, Wallpapering, Window Cleaning, Window Tinting, Window Treatments, Windows, Windows - Egress, Windows - Safety & Security Film, Wrought Iron

Contractors say homeowners with this trait are the most satisfied with home improvement projects.

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.

?

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.

Concrete Repair reviews in Sun Prairie

A

Rating
We were pleased with the attention given and the end result of this painting job. The workers were conscientious and detailed in the prep work, and did a fine job of painting. The job took four days and each day a foreman would stop by and call to make sure the project was going well. We did have a couple problems but these were quickly corrected. They tried to get a second coat on the same day as the first, but it started raining before they could finish. Even with covering up the work and tarping the ground there was paint runoff from the storm.
Sun Prairie Concrete Repair Contractors Provider Name Locked
returned on the next dry day, gave it another coat and cleaned up the ground cement. We also had a problem with the front light going out on the day of power washing, and though it turned out to be a broken wire
Sun Prairie Concrete Repair Contractors Provider Name Locked
sent an electrician to repair it with no additional charges. It was a pleasure working with this company and will be bringing them back in the spring for other renovations.
- Beva G.
A

Rating
From beginning to end
Sun Prairie Concrete Repair Contractors Provider Name Locked
CONTRACTING-
Sun Prairie Concrete Repair Contractors Provider Name Locked
and his crew kept in contact with us every step of the way. I was very IMPRESSED as to how attentive to detail, efficient, knowledgable, polite and punctual they were. Even his office staff were very helpful when necessary. Considering the massive work they did the price was reasonable. F I have another project coming up and I WILL be calling
Sun Prairie Concrete Repair Contractors Provider Name Locked
CONTRACTING again.
- Christine A.
N

Rating
AWESOME

Wow. I'm in awe what an awesome job they did. I have tried getting my pavers laid for three months. Calling and meeting with so many contractors and getting the run around. They all acted like they were doing me a favor. I was at The point I was gonna give up and just wait till summer to do the job. I decided to try
Sun Prairie Concrete Repair Contractors Provider Name Locked
as my last try and wished they were my first try. I would've saved a lot of headaches. I called
Sun Prairie Concrete Repair Contractors Provider Name Locked
and to my surprise they came out the next day.
Sun Prairie Concrete Repair Contractors Provider Name Locked
treated me with respect and listen to what I wanted. I got the quote the next day. Called them up and asked when they could start, they got right on it within four days and was gone in another five days. It was better than I expected. It was fantastic.

My only wish is that other companies that I deal with are as professional and honest as
Sun Prairie Concrete Repair Contractors Provider Name Locked
.

Thank you
Sun Prairie Concrete Repair Contractors Provider Name Locked
you spoiled me.
- Sheryl D.
N

Rating
Crew was timely and did a professional job. I called for an estimate which was a lengthy process. Negotiated a lower price and then scheduled the work.
- Marty S.
A

Rating
Mr.
Sun Prairie Concrete Repair Contractors Provider Name Locked
and his crew were prompt, courteous and professional. They listened to my needs and asked appropriate questions. I am highly satisfied.
- Sue H.
A

Rating
They washed and sealed my back deck first, they were punctual and courteous, and the deck surface looked shinning and water proof. Then they washed and sealed my driveway the next day. the driveway looked much cleaner afterwards.
- Irene Y.
F

Rating
I called this company multiple times & left quite a few messages to call me back but never heard back from them for over a week, whenever I called anytime during normal business hours, nobody ever answers the phone, a very frustrating experience, never again, not worth my time.
- Mary W.
F

Rating
It was a no show, even tried calling him & left several messages but to no avail. I had a serious leaking foundation that needed immediate repair, he agreed to meet with me but did not care to show up. don't think this man cares, absolutely has no business courtesy.
- Mary W.

All Concrete Repair Contractors in Sun Prairie, WI

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

1ST CLASS CONCRETE

1147 RIVER DRIVE
Watertown

2 Dogs Construction LLC

5630 Wolf Rd
Mazomanie

A-1 Concrete & Masonry

3718 Atwood Ave
Madison

A-Team Construction Unlimited Inc

1930 S Stoughton Rd
Madison

ABT Foundation Solutions Inc

8718 Ste Rd 76
Neenah

Accurate Custom Creations

3926 Calvert Rd
Madison

Action Fence Inc

2861 Dellvue Dr
Madison

Affordable Concrete Construction

162 Jones St.
Sun Prairie

Ageless Concrete LLC

5518 County Rd CV
Madison

All Season Exteriors

408 S Madison St
Stoughton

All-Tranzmission Services LLC

931 Stewart St
Madison

Badger Basement Systems

N1656 Hwy 12
Fort Atkinson

Basement Repair Specialists LLC

1400 S Van Dyke Rd
Appleton

Blue Sky Roofing Inc

6014 W Diversey

Cahaba Scapes

2130 11th avenue north

CHAD'S CARPENTRY

5000 Wallace Ave
Madison

CHRISTENSEN CONCRETE

1786 COLONY CIR
Sun Prairie

Christopher Ross Contracting LLC

1360 Regent St, STE 114
Madison

CLIFF'S CUSTOM CONCRETE

517 CALDY PL
Madison

CRC CONCRETE RAISING CORPORATION

2855 SOUTH 166TH STREET
New Berlin

D&M Concrete Co Inc

2115 Parview Rd
Middleton

Earthscape Curb & Mulch LLC

3804 Vinburn Rd
De Forest

Evenaire Co Inc

3215 Burke Ave
Madison

Exquisite Designs

47332 Sterdley Falls

Exterior Touch Inc.

12610 Waverly RD.

FALL RIVER ASPHALT & SEAL CTNG

2701 COUNTY ROAD
Sun Prairie

FASS MASONRY LLC

206 EDDY ST
Madison

Fish Concrete Raising

4064 Timber Lane
Cross Plains

GBS CONCRETE INC

3395 NELSON RD
Sun Prairie

Greenscapes LLC

4633 Highway 138
Oregon

Hallman Asphalt & Sealing LLC

2776 Larue Field Ln
Sun Prairie

Hammer Builders LLC

9830 Dunlap Hollow Rd
Mazomanie

Handy Harry LLC

730 15th St.
Prairie Du Sac

Hilliard Concrete

N6857 County RD N
Monticello

Hometown Plumbing LLC

3610 Lexington Ave
Madison

Icon LLC

5101 Flambeau Rd
Madison

JC Premier Seal

PO BOX 8533
Madison

Jeff Molitor Construction

906 Bolles St
Eau Claire

Johnson-Phoenix Group L.L.C.

PO Box 14600
Madison

JSM Consulting

8383 Greenway Blvd
Middleton

K & K CONCRETE INC

4914 PFLAUM RD
Madison

Keller Builders LLC

940 Hwy 51
Stoughton

Kittleson Concrete Construction Inc

580 Enterprise Ave
Belleville

Kittleson Landscape Inc

10486 County ID
Blue Mounds

Kool View Co.

4705 TRIANGLE ST
Mc Farland

KRIZAN CONCRETE INC

4591 Kennedy Rd
Cottage Grove

Lawn Works Madison LLC

132 Paoli Steet
Verona

Let Mikey Do It

5114 Butterfield Dr
Madison

M J LANDSCAPES INC

P.O. Box 309
Lake Mills

manthe lawn care llc

7673 Wernick rd.
Deforest

Marx Home Improvement LLC

502 Henry St
Mazomanie

MUDTeCH LLC

PO Box 41
Dousman

Nature Stone

116 Robyn Rdg
Mount Horeb

Olson Toon Landscaping Inc

3570 Pioneer Road
Verona

Oneil Concrete & Mudjacking LLC

2326 Vondron Rd.
Madison

Polished Concrete & Retaining Walls Inc

12125 W Silver Spring Rd
Milwaukee

Premier Building Solutions LLC

1204 Green Valley Rd
Mount Horeb

ProAxis LLC - Restoration and Waterproofing

628 West Hudson Street
Mazomanie

Project Home

1966 S Stoughton Rd
Madison

Property Image LLC

PO Box 44181
Madison

Rick's Home Renovating

3029 Waubesa Ave
Madison

SCHORR CONSTRUCTION INC

6520 SUNSET DR
Verona

Schulenberg Enterprises

101 N 9th St
Mount Horeb

Schweighardt Concrete LLC

W7916 Hope Lake Rd
Lake Mills

Schwoegler Remodeling LLC

4210 East Washington Ave
Madison

Seagull Enterprises

2410 Plymouth Ave
Janesville

SHOWERS BUILDING RESTORATION

3231 FREEWAY CT
Mc Farland

SIERRA CONCEPTS LLC

1901 FREEPORT RD
Madison

Spray Tech

9236 n arrowhead shores rd
Edgerton

Steele Home Repair LLC

PO Box 628463
Middleton

Superior Concrete Service LLC

1209 Virginia Ave
Watertown

The Concrete Company

1202 N. Page St.
Stoughton

Thompson Custom Builders

5830 Lexington St
Mcfarland

TROY GUGLIELMINA QUALITY PAINTING

5514 HAMMERSLEY RD
Madison

URBAN REMODELING

4603 MONONA DR
Madison

Washa Construction Inc

4915 Farwell St
Mcfarland

Wirth Concrete

439 Summit Ave.
Montecello

Woodland Construction

311 Fairview Cir
Waunakee

ZANDER SOLUTIONS LLC

3316 MEADOW RD
Verona

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