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A
"I was so impressed by their responsiveness and professionalism to my request. Although they do not provide leveling services, they offered another solution by " suggesting another company that could possibly assist or they would provide a quote for another solution. If I need concrete work in the future, they will be my first call.

-Virginia D.

A
"I got my estimate in March , just as the final snow melted away.
himself came out. The company goes by his first name. He said: usually he" has a salesman go out to do estimates, but in March he still has the time. Everything went well. This is not a high tech crew with laser levels ... most everything is done by eye, and yes the rain water moves down the driveway perfectly. I did need to have curbs put in to control the water. Again, this was all done by eye. All my emails were answered promptly, and payment was not a hassle. There was a deposit required. My advice ... start looking for estimates as soon as the snow clears.

-Jeff K.

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Local Articles in Freeman

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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.

?

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

Concrete Repair reviews in Freeman

A

Rating
Mr.
Freeman Concrete Contractors Provider Name Locked
came out as soon as I called. Quoted a very fair price. Had his workers return in the afternoon. They were very careful to remove and then replace sod. Can't really tell where they dug it up. Very efficient. Would definitely use them again.
- Terry P.
A

Rating
TV promptly came out and provided an estimate of the cost to replace the driveway and walkway.
After receiving his written estimate I offered him the job to start immediately. His crew was here by noon Wednesday and started removing the old driveway. They finished removing the old cement Thursday morning, then leveled and compacted the base for the new drive and placed re bar. The pour followed with the finish work being completed by 5 PM Thursday
TV and his crew provided a top grade job extremely quick,
- Joseph S.
A

Rating
The work was done on schedule, the workers were pleasant and explained what was happening. Slab jacking is,a messy process. The workers cleaned everything up so that my garage was actually cleaner after the work than before.
- Jean W.
D

Rating
The contractor that came out to make the repairs was prompt and was doing a great job. The problem was that towards the end of the job, they never put up plastic or drop cloths to keep the concrete contained to the patio and a hard coastal storm hit. The rain ruined the concrete and the contractor began screaming, yelling, cursing to the point that the resident of the apartment was afraid.
We called the office to inform them of the inappropriate behavior of the service person and was told that someone would be there the next morning to make the repairs.
If the contractor had put plastic up, it would have never been an issue.
The next morning a gentleman and the same contractor came out. We informed them that we did not want the contractor that acted inappropriately the day before to make any repairs. The resident of the affected apartment was afraid of him and we wanted a different person to do the work. The gentleman himself said that the guy was his son, and if we wanted to see someone throw a fit, he would also and they didn't want our d*** $700!
They did clean up the concrete that had spilled onto awnings, etc. and left. We are now left with a patio that the resident can't use and we missed the deadline needed for the resident as well as we now have to find and pay for someone else to fix the mess left by
Freeman Concrete Contractors Provider Name Locked
.
I would not recommend this group unless you want to deal with hairline tempers and extremely unprofessional-ism!


- Allison B.
A

Rating
We had Speck poor our 24x30 garage slab and part of our driveway. The crew on the job was excellent. Always asking if we were happy with the progress so far. We added a few things on them last minute and they never seemed irritated or annoyed in the least. (Even though it was 100 degrees out) My husband was always in contact with
Freeman Concrete Contractors Provider Name Locked
, and he was always quick to return phone calls if he didn't answer. My husband said he is a stand up guy! The crew was always on time and professional and cleaned up the area everyday before they left. I would highly recommend this company to anybody! You might pay a little bit more but its completely worth it because you know you are getting people that know what they are doing and care about the finished product. I will definitely be using Speck in the future.
- Matt R.
A

Rating
Freeman Concrete Contractors Provider Name Locked
came out to give me an estimate within 24 hours. He told me that he would put in a drain tile for one down spout that dumped water on the driveway. This caused ice to form on the driveway in the winter. He them sealed the down spout at the base. We would immediately step down as soon as we walked out the front door. He said there should be a larger stoop which makes carrying objects into the house easier. The workers were diligent in their work. I saw them using a level to make sure the supports to the car port we straight. I actually gained a couple extra inches with the new driveway. The workers came back after the driveway was done and back filled the edges by the driveway. We were really happy with the new
Freeman Concrete Contractors Provider Name Locked
that they put in. Our previous entrance made us almost stop while going into the driveway. The result would have been a big jolt otherwise.
Freeman Concrete Contractors Provider Name Locked
said they could taper the entrance and we would not have to touch our brakes while entering. After ten years using the driveway that will be nice for us but better for friends that had cars with a lower frame.
- Harry N.
F

Rating
I so wish I had looked at the reviews before I contracted this family owned untruthful company. I picked it because they did a driveway in the neighborhood that looked pretty good and I went with that being a pretty busy person and not that skilled at tradesman selection.
The drive job itself went ok, but apparently I needed some drain work done which I had to pony up for and extend the apron at the distal end of the driveway. I hope it was all legit. I really don't know, now am wondering.
The grass they planted was real wispy and did not match the rest of my grass, but I thought, Oh well I can over seed it. Well then the trouble began. What occurred was the soil settled big time on the sides of the driveway and the set off is so obvious at the end of the driveway that you about turn your ankle walking from one part of the yard to the other.
I made contact 12/14 initially about the issue via email. Multiple emails, calls etc and spoke to
Freeman Concrete Contractors Provider Name Locked
himself on 4 occasions who said' " Oh yea we had that happen on a few jobs last year, Ill send a truck out Friday." Well Friday and no further communication ever came. I have emailed
Freeman Concrete Contractors Provider Name Locked
and
Freeman Concrete Contractors Provider Name Locked
several times and nothing and today said I was going to contact the BBB. I got a nearly instant response saying they they had been out and it was not due to them it was a drainage problem! This is absolutely ludicrous. As I read other reviews, this is their modus operandi. STAY AWAY from
Freeman Concrete Contractors Provider Name Locked
, plenty of other Cement companies out there.
- Deborah C.
F

Rating
I did not use this company, but my next-door neighbor did. They were loud, playing loud music, blocked my driveway, despite adequate parking throughout the neighborhood, blocked my mailbox, so I missed my mail delivery that day. During saw cutting and clean up, they blew massive amounts of cement dust into the air and throughout the neighborhood, coating everything in my home with cement dust and causing respiratory distress in my dogs. They appeared to be working without supervision. When asking them to remove the truck blocking my mailbox and driveway, one of they yelled "the mail didn't came yet," so I think the combined IQ of this crew was less than 10. I also had to clean up their cigarette buts from my lawn. I considered using their services last year, until someone else in the neighborhood told me he was not satisfied, because his concrete immediately began pitting after installation by this company. Clearly this company and their ignorant employees have no respect for neighborhoods they work in or the people living in those neighborhoods.
- Pamela O.

Concrete Contractors in Freeman, MO

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

"KCS" Kansas City Sunrooms, Room Additions

7900 NW 100th Street
Kansas City

221 Construction LLC

1050 W Innovation Dr
Kearney

A & L MASONRY REPAIR

205 BROOKSIDE DR
Belton

A-1 Construction

2435 N 68th Place

A1 Concrete Leveling Inc

816 NE Emily Ln
Lees Summit

A2D Landscape & Design

21316 E 51st St S
Blue Springs

AA Construction

PO Box 945

AAdvantage Mudjacking LLC

12207 E 37th St S
Independence

acm construction llc

9571 starr school rd
Odessa

Advanced Gutters and Remodeling LLC

1215 SW Hampton Ct
Grain Valley

Affinity Construction & Contracting LLC

200 e. Whispering Hills Blvd
Lone Jack

AFFORDABLE MUDJACKING

4401 Gardner Ave
Kansas City

Aliff Construction

1100 NE 45th St
Kansas City

All Concrete Inc

16909 S Graham
Pleasant Hill

All In One Construction KC

806 Covey Drive
Peculiar

All Season Renovations

3108 NE Russell Rd
Kansas City

All Under One Roof

716 S Meadowbrook Street

All Ways Asphalt & Concrete Construction

5815 Ne 41st street
Kansas City

Allan D Surber LLC

517 North East Golfview Dr.
Blue Springs

AMERICAN ROOFING & EXTERIORS

200 NE Missouri Rd
Lees Summit

AMK Concrete

Lees Summit

Anthony Weir Plumbing & Remodel LLC

8404 E 105th St
Kansas City

Aqua Blue Designs, Inc.

4216 Doctor Greaves Rd
Grandview

Atlantis Drainage Solutions

15640 E US Hwy 40
Kansas City

Ault Design and Construction

1212 SE Broadway Dr
Lees Summit

B & M Remodeling

2300 NW Acorn Drive
Blue Springs

B&K Paving Co.

1015 S Bethany

BAKKEN CONSTRUCTION

3021 S BLACK FOREST AVE
Blue Springs

Barnds Companies

10000 W 135 St

BASEMENT MAGIC INC

5121 E FRONT ST
Kansas City

BEACON CONTRACTING

120 SW SECOND ST
Lees Summit

Bennett Home Improvement & Building

708 NW R D Mize Rd
Blue Springs

Bid-Rite Asphalt Coatings, LLC

P.O. Box 520775
Independence

BMI Construciton

1105 s prospect
Kearney

Bradlech Construction LLC

16657 E. 23rd. St.
Independence

Breckenridge Builders Inc.

2315 W 104th Terrace

Brett KisnerConcrete

1813 ne 4th
Blue Springs

Browne Concrete

18725 High Prairie Rd

BRUNS CONCRETE CONSTRUCTION

82 NW 1021ST RD
Holden

Bud's Concrete Construction Inc

17005 E 18th St
Independence

Burkin Plumbing

50 North 74th St.

C&C Concrete L.L.C.

7422 Stearns St

Cahaba Scapes

2130 11th avenue north

CG HISHAW CONSTRUCTION INC

P.O. BOX 140462
Kansas City

Chuck Newell

13829 w 62st.

CIVIL CONSTRUCTION MGMNT

106 E PEARL ST
Harrisonville

Complete Living Concepts LLC.

11703 Centennial St
Peculiar

Concrete Crafters - Kansas City

4802 E Redbridge Rd
Kansas City

CONCRETE WORKS

305 NW 83 Rd St
Kansas City

Continental Siding Supply

13714 E 42nd Ter S
Independence

Cornerstone Foundation Repair LLC

7201 Central St
Kansas City

Cornerstone Restoration

6324 N Chatham Ave
Kansas City

Craig Packham

2013 Cypress Way
Pleasant Hill

CUSTOM MASONRY

PO box 702
Raymore

D & C CONTRACTORS

33668 LONE STAR RD

D C MILLER CONSTRUCTION CO

9723 WALNUT WOODS DR
Kansas City

D J CONSTRUCTION

19322 S SHERWOOD RD
Pleasant Hill

D. D. Hawkins LLC

210 Hampton Dr.
Smithville

David Cunningham Construction

3497 Shady Bend Dr
Independence

Decal Construction LLC

7111 W 151st Street #22

DESIGN MECHANICAL INC

100 Greystone Ave

DIXIE OWENS CONCRETE

1831 E 80TH
Kansas City

DON RICHEY

PO BOX 18747
Kansas City

DOWN TO EARTH LANDSCAPING

6201 E 211TH ST
Belton

Dry Basement Foundation Repair

5121 E Front St
Kansas City

DS Decorative

207 E. Pine
Butler

Dynamic Porch & Patio

3300 Blue Ridge Cutoff
Independence

E.B.SMITH CONSTRUCTION

618 W 40TH ST
Kansas City

Elkins Home Repair Services

413 Lacy Lane
Belton

Exquisite Designs

47332 Sterdley Falls

Exterior Touch Inc.

12610 Waverly RD.

Extra yard concrete and landscape

9520 Red Bud Rd.
Kansas City

Fentress Builders Inc

6006 E 38th St

Foundation 1

5616 Raytown Rd
Raytown

Foundation Guy Inc

1712 SW New Orleans Avenue
Lees Summit

Foundation Repair in Kansas City

500 South Liberty Street
Independence

George Higginbotham Concrete

4011 Terrace St
Kansas City

GFI Renovations, LLC

18921 E Valley View Pkwy.
Independence

Golconda Group LLC

735 Southwest Blvd.

Grant Renne & Sons Inc

1200 E 8th St
Kansas City

Hammer Down

33700 E. Oak Hill School Rd.

Handyman for Rent

5505 Blue Ridge Blvd
Raytown

HODGES GARAGES

10334 MEADOW ST

HOLLIDAY CONCRETE

3424 nw Duncan rd.
Blue Spings

Infinity Home Innovations

7905 N Broadway Ave
Kansas City

Integrity Stone Restoration

10509 E 40th St
Kansas City

J R Construction, LLC

2001 Grand Blvd
Kansas City

J&A concrete finishers

1118 E Sleepy Hollow Dr

J.J's Contracting

19400 E. 37th Terr. Ct. S #106
Independence

John Marr's Bobcat Svc Inc

26609 S Redbud Rd
Freeman

Just Right Concrete

6512 N. Michigan Ave
Gladstone

K Grego LLC

9502 Jacob Ln
Lees Summit

K.C. Concrete Specialist L.L.C

10407 N. Virginia Ave.
Kansas City

K.E. Smith construction

8631 N. Kansas Ave.
Kansas City

Kansas City Master Companies Inc

13501 Arrington
Grandview

KC Concrete Care

3357 Harvester Rd

KC Got Wood

542 Hithergreen Dr

KC Pro

1616 N Corrington Ave
Kansas City

KCERW LLC

2809 N. Twyman Rd.
Independence

Kelly Reed Contracting

8642 Melrose St

King Piers - Foundation Repair Specialist

14825 E. 42nd St. S.
Independence

Lee Schmid Construction

22875 S Gardner Rd

LEO CONCRETE CONSTRUCTION

1221 SE Broadway Drive.
Lee's Summit

Lews Concrete Const LLC

1907 Joe Ln
Kearney

LINDER'S CONCRETE FINISHING

10606 E 267TH ST
Freeman

LODDER'S CONCRETE

17918 Old Bb
Holt

LRB CONSTRUCTION & REMODEL LLC

109 14TH AVE N
Greenwood

Lumberjack Construction Inc.

9431 Somerset Drive

MAC General Contracting

5908 N Jackson Dr
Kansas City

Malnar Remodeling

7415 stearns

Malnar Remodeling

7415 Stearns

May Development Co

4325 Troost Ave
Kansas City

MCGHEE CONCRETE

301 SE Alexandria
Lees Summit

McGill Construction

605 Meadow Court
Raymore

MEL Contracting

1040 NW S Outer Rd
Blue Springs

Mid-America Contracting, Inc.

1101 N Hwy 7
Pleasant Hill

Miller's Kampark

145 1/2 N Stewart Rd
Liberty

Modern Concrete, Inc.

11936 W. 119th St. #165

Modern Paving Systems, Inc.

9420 West 61st Street

Molthan Construction

4304 Cambridge st
Independence

Morris Pool Services

66th st
Kansas City

Mr Remodeler

4163 NE Winn Rd
Kansas City

Mr. Fix It's Home Improvement

4627 NE 42nd St
Kansas City

Mudjackers & Concrete Repair

19101 Scott Road
Holt

Mullins Roofing Co

10434 Serenity Sound

MURRAY CONCRETE INC

8329A Monticello Rd

Nelson Eddy Construction Inc

25410 E St Rt EE
Harrisonville

Neville Haynes Masonry

1933 N 73rd Terrace

New Dimension Builders,LLC

1809 N Lexington St
Harrisonville

Nicolaisen Concrete

1713 Southwest 11th St
Blue Springs

Olshan Foundation Repair

6003 Arlington Ave
Raytown

Olson Foundation Repair

905 W 100th Terrace
Kansas City

Olympic Lawn & Landscape, Inc.

13506 S Hutt Rd
Lee's Summit

Outlook Hardscape

4518 W 89th St

Painting Plus, LLC

4008 NE Barry Rd

Parks Roofing and Renovations

3843 Montgall
Kansas City

Permanent Foundation Solutions

33605 E US 50 Hwy
Lee's Summit

Picture Perfect Pools

1706 Gunner Ave
Greenwood

PierMagic Foundation Specialists

13024 2nd St
Grandview

Platinum Outdoor Concepts

PO Box 15692, Lenexa KS, 66285

PRECISION CONCRETE CO

12112 E 52ND TER
Kansas City

Precision Custom Homes, LLC

103 NE 114th St
Kansas City

Premier Pebble Paving LLC

12911 Taylor Circle

Prestige One Landscaping

3415 Maywood Ct
Independence

Pro Foundation Technology Inc

5525 Raytown Rd
Raytown

Pro Paving & Sealcoating

1217 Nw Scenic Dr Grain Valley
Grain Valley

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

Rock n More

9817 Foster

ROL Construction

6320 Brookside Plaza #302
Kansas City

SafeHouse Contracting

8407 NE 110th ter
Kansas City

SealKC

401 S Clairborne Rd

SealMaxx of Kansas City

13800 Prospect Ave
Kansas City

SERVICE KC

1301 N NELSON RD

Shafer Concrete

30 Aspen Street
Belton

Signature Residential Concepts

1416 Hanover
Independence

STAR STUCCO

4621 Swartz RD

Steve Cline Concrete Construction

28126 Hickory St
Seligman

Stroebele Landscape, Inc

P.O. Box 32298
Kansas City

Summit General Contracting

205 E 1st street
Lees Summit

Supreme Green KC, LLC

12770 Santa Fe Trail Dr.

T G Construction Llc

11719 Highway FF
Mayview

Talbot & Sons Construction

1722 Commercial St
Saint Joseph

The Leaky Cellar

3175 Terrace St
Kansas City

The Remodeling Pro

12519 Blue Ridge Blvd
Independence

The Sharper Edge

610 E 135th St
Kansas City

TNG Field Services

PO Box 410352
Kansas City

Total Home

11641 W 83rd Terr

TRAMMELL & ASSOCIATES

1620 NW 312 ST
Plattsburg

True Point Construction llc

21721 Lombardo Lane
Peculiar

TRUSTED HOME IMPROVEMENT LLC

PO BOX 22758
Kansas City

Ultimate Group LLP

309 West 39th st.
Kansas City

Van Pelt Contracting

7280 NW 87th St
Kansas City

VanBuskirk Construction

801 NE Holliman Ln
Lees Summit

Westside Housing Organization

919 W. 24th St.
Kansas City

Will's Concrete Concepts, L.L.C.

8700 Trail Ridge St.
Kansas City

WOLFE CONSTRUCTION

842 OSAGE AVE

Zaengle Masonry

6409 Cernech Rd

Zeotech Construction

7030 W 107th St.

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