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Concrete Repair Contractors to Avoid

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Top Rated Concrete Repair Contractors

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A
"
repaired a large crack between concrete stops and front porch. Looks great and has held up to the winter season. Very happy with work.

-Rebecca H.

A
"It was good. He has his own ideas and uses good materials. It's about 500 psi above what other contractors use and he puts rebar throughout. He makes sure his" guys do good work. It really holds up really well. His prices are really reasonable and if you are having issues with an idea and won't know what works he can help you. He's done it so much he knows what works.

-Allison G.

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Local Articles in Freeman

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.

The crew pouring the foundation for this member's house drew raves from the county building inspector. (Photo courtesy of Angie’s List member Debra C. of Palm Coast, Fla.)
Foundation Repair, Concrete - Pouring & Repair

Pouring a foundation is the first critical step in building your home, so make sure you know what to look for if you're hiring a custom builder or doing a portion of the work yourself. Here are some foundation basics.

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 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. 

 

 

Concrete Repair reviews in Freeman

A

Rating
Everything went really well. They were punctual, reliable, and did a beautiful job in all respects. In fact, they did such a remarkable job that they're coming back to do some additional work in the near future.
- Chris L.
A

Rating
We had a mechanical room with the furnace and water heaters that had a partial slab. The rest of the space was dirt and completely useless to us. We decided to have the slab finished out so we could use the room as a shop or storage. We called
Freeman Concrete Repair Contractors Provider Name Locked
and he came out the next day and gave us a very reasonable estimate. We contracted with him to do the work. He brought in 2 loads of fill and leveled out the dirt floor. The access to the space was on the end of the house farthest from the driveway. We were concerned that the lawn would be damaged by all the wheelbarrow traffic up and down the hill (there had been considerable rain). But
Freeman Concrete Repair Contractors Provider Name Locked
did his best to minimize the impact to the lawn by hugging the perimeter. We were very pleased with that and appreciated the respect he gave our yard. The fill was done in on Friday and
Freeman Concrete Repair Contractors Provider Name Locked
came out on Monday to compact it and
Freeman Concrete Repair Contractors Provider Name Locked
the rebar and wire mesh. The concrete arrived on Tuesday and the job was completed that day. He was always very prompt, courteous, and professional. We were very happy with the end result also. The room is great and we have
Freeman Concrete Repair Contractors Provider Name Locked
to thank for the great floor. We will definitely use him for any future concrete work.
- Keith L.
A

Rating
Price is high-end normal but work is exquisite. We threw him a curve by changing site on about 24 hrs notice. He made it work, though, despite having to add on tree removal, stump-grinding, and extra excavation. Suggest if you have time, get professional excavators and tree removers do that part. Can't beat the care and outcome of his concrete work though.
- Nancy A.
A

Rating
Freeman Concrete Repair Contractors Provider Name Locked
did a fantastic job. Their workers were very professional, as was the owner. They were more expensive than the other bids we received, but we liked the lifetime warranty so we went with them. Overall, we are very pleased.
- Ryan C.
A

Rating
After calling for an appointment to receive an estimate, the owner Mr.
Freeman Concrete Repair Contractors Provider Name Locked
arrived on schedule and discussed how he would accomplish the job. His estimate was very reasonable and he answered all my questions. After receiving several other estimates and considering the options, I chose his company because I was impressed the owner himself took the pains to visit the job site and provide an estimate. The other companies I called were not so prompt and several had to reschedule times for the estimates. They were not nearly as willing to answer questions or consider alternatives.
My home is in the historic preservation district of the city of Atlanta and it took me a little over 2 months to get the necessary permits to allow the project to commence. During this process his office referred me to a surveyor who prepared a site plan for the job as the city requested. I appreciated this courtesy and his fee for his services was quite reasonable. Mr.
Freeman Concrete Repair Contractors Provider Name Locked
's office manager was a big help in the process.
After finally getting the city's approval, Mr.
Freeman Concrete Repair Contractors Provider Name Locked
's team arrived within a week and started the project. The driveway was broken up on day one, the concrete was poured on the second day and the work was basically finished in that time. The foreman stayed on the job after the others had left to be sure the concrete had set long enough to assure nothing disturbed the finish. The team which came on both days was prompt, professional and experienced.
After allowing the concrete to set for several days, the team returned to clean up the site and remove the forms. They also worked to blend the concrete driveway into the landscape. The finished product looks great and I am very happy with the work.
- Robert C.
N

Rating
Freeman Concrete Repair Contractors Provider Name Locked
and his crew took care of all of our landscaping requests and needs. Everyone was always on time, polite, and professional. Great communication between all of us. We felt so lucky to have
Freeman Concrete Repair Contractors Provider Name Locked
and his crew working with us. The job was completed in a timely manner and the quality of his work is outstanding. Each day, great progress was made. And at the end of each day, the crew made sure to tidy up work area. Such a nice gesture. He really takes pride in his landscaping and masonry work and it showed each day they came to work. Extremely pleased with the final product. I highly recommend
Freeman Concrete Repair Contractors Provider Name Locked
and
Freeman Concrete Repair Contractors Provider Name Locked
Pros!!!
- Doris F.
A

Rating
Freeman Concrete Repair Contractors Provider Name Locked
is the office manager. She is the one who came out and gave me the estimate. The company was very prompt, courteous, and accurate. They acknowledged that they were the wrong service provider for me. They were very honest with me. I would use them again in the future if I fit into the expertise.
- Curt K.
A

Rating
Freeman Concrete Repair Contractors Provider Name Locked
came out to examine my crawlspace floor and walls regarding a moisture issue I had. He recommended sealing the approximately 350 linear feet with injecting epoxy and silica sand into the cracks, as well as sealing along the perimeter wall and foundation supports. He started out with a light epoxy, but when he came back the next day, the cracks had absorbed that and were exposed. He switched to a heavier epoxy which worked better, retreated the original area and proceeded to finish the rest of the space.The crawlspace has a three foot clearance, it took about three days. He came back the following week, and sealed any areas that needed to be touched up.
- Robert A.

All Concrete Repair 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

5 Star Construction LLC

11605 E Truman Rd
Independence

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

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

ALLIANCE CONCRETE CONSTRUCTION

619 S MAIN ST
Grain Valley

Allure Painting & Renovation

111 N 1st St
Blue Springs

Alpha Construction

3212 n 44th st.

Aqua Blue Designs, Inc.

4216 Doctor Greaves Rd
Grandview

Atlantis Drainage Solutions

15640 E US HIGHWAY 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

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

Brown Restoration Inc.

702 Keen St
Raymore

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 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

204 NW Parker Dr
Grain Valley

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

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

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.

Got Wood?

14975 Metcalf

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

Henry Contracting LLC

General Delivery

Heritage Exterior Design LLC

124 N Prairie Street
Liberty

HODGES GARAGES

10334 MEADOW ST

HOLLIDAY CONCRETE

2904 TRENCHARD DRIVE
Independence

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

K Grego LLC

9502 Jacob Ln
Lees Summit

K.C. Concrete Specialist L.L.C

10407 N. Virginia Ave.
Kansas City

K.C. Lawn & Landscaping, Inc.

PO Box 12174
Parkville

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 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 73rd Terrace

New Dimension Builders,LLC

1809 N Lexington St
Harrisonville

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 Street

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

Prestige One Landscaping

3415 Maywood Ct
Independence

Pro Foundation Technology Inc

5525 Raytown Rd
Raytown

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

Rock n More

9817 Foster

ROL Construction

6320 Brookside Plaza #302
Kansas City

SealMasters of KC

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

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

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

Wilson Concrete & Construction LLC

2632 Six Mile Church Rd
Independence

WOLFE CONSTRUCTION

842 OSAGE AVE

Zaengle Masonry

6409 Cernech Rd

Zeotech Construction

7030 W 107th St.

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