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Over 66 reviews for
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A
"Everything went well.
took the time to help me fine tune my patio project. The cost estimate was the price. The job was completed in a timely" manner. The only surprise was that the patio and steps looked even better than expected when finished. I would highly recommend Aristo-
.

-Gordon G.

F
"I made two requests to their email on separate days to get an estimate for 3 projects. Unfortunately, I was not successful in getting a response. Typically, Sales" are fast, Installers are slow...this leave a bad feeling had I chosen this company,

-Eduardo L.

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Local Articles in Franklin

Stamped Concrete Adds Affordable Appeal to Outdoor Patios

More homeowners opt for stamped concrete that mimics stone, brick or tile for patios and pool decks, or resurface old concrete for a new look at a lower cost.

Stamped concrete driveway
Concrete - Stamped & Decorative

Give your driveway the stamp of approval.

While more expensive than asphalt, a properly-installed and maintained concrete driveway can be more durable and have a longer lifespan. (Photo by Summer Galyan)
Driveways - Concrete, Concrete - Stamped & Decorative, Concrete - Pouring & Repair

On this episode of Chat with the Experts, we talk with Tony "The Concrete Man" Johnson about the benefits of a concrete driveway and how to install a patio.

Man applying epoxy sealant to floor
Concrete - Stamped & Decorative, Epoxy Flooring

Extend the life of your garage floor and improve its appearance with a sealer.

Patio, Stamped Concrete
Concrete - Stamped & Decorative

Many homeowners prefer stamped concrete that mimics stone, brick or tile for patios and pool decks.

Inspiration & Ideas

Bush Stadium Lofts (Photo by Brandon Smith)

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.

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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

Stamped Concrete reviews in Franklin

A

Rating
Franklin Stamped Concrete Contractors Provider Name Locked
and his team definitely deserve all the great reviews he gets on Angie's List. They are true professionals that take pride in their work and the results are evident in the excellent work they did at our house.
We received several quotes for the stamped concrete work we were looking to install in our patio. His quote was in the lower range of the others received and he agreed to take care of the permitting process himself, which the other providers we quoted did not include as they were not licensed in our city. He warned us that the permit would take some time as our city is very picky when approving concrete work. He responded to all of the city's concerns promptly and a few weeks later our permit was approved.
Work began the following week and we were happily surprised with the dedication of his team. They worked non-stop during the demolition and prep work and had the site ready for pouring in 2 days. On the day of the pour we had a severe thunderstorm which damaged half the work they had done. I thought that my patio was ruined and would have to pay again to have it removed and reinstalled. To my relief they took full responsibility for this problem, removed ALL the damaged concrete and re-poured again, all at no expense to me.
The job was finished and passed the final inspection by the city 12 days after it started. This includes the time it took for them to remove and replace the work that was damaged by the rain. I'm extremely happy with the work they did and with my fabulous new patio. We had NO drama or disagreements throughout the process, which is a first for us as we are used to being burned by shoddy work and extra charges from other contractors we have worked with in the past.
Overall we want to thank
Franklin Stamped Concrete Contractors Provider Name Locked
and his team for a great job and look forward to working with him again in the near future.
- Luis M.
A

Rating
The guys ( a total of five including
Franklin Stamped Concrete Contractors Provider Name Locked
) were able to get started a day earlier than originally planned which suited me fine, as I knew it was going to be a huge job, and with South
Franklin Stamped Concrete Contractors Provider Name Locked
summer weather you never know when an afternoon thunderstorm is going to blow through. They arrived at 7 AM and worked until after 5 the first day. The heat and humidity were awful, but they worked steadily and completed more than what I expected on the first day. On the second day they finished up in the back yard with the remainder of the project and it looks fantastic.

Many people in our neighborhood have hired
Franklin Stamped Concrete Contractors Provider Name Locked
recently to install
Franklin Stamped Concrete Contractors Provider Name Locked
-
Franklin Stamped Concrete Contractors Provider Name Locked
and I can see why because he is very professional and responsive to your needs. He wants to make sure that you are happy during the whole installation process. One thing that impressed me was that he was willing to compliment his workers on a job well done. Of course, he would yell at them too when they needed it. <grin> The guys all seemed to work well together and each had a role to play in getting the work accomplished and knew exactly what to do. Our flower beds look so much better now and we are looking forward to getting the red cypress mulch added to finish them up. The
Franklin Stamped Concrete Contractors Provider Name Locked
-
Franklin Stamped Concrete Contractors Provider Name Locked
will allow the mulch to remain in the beds so that it won't wash out during a heavy rain. The beds themselves just look so much more tidy with the addition of the concrete.
Franklin Stamped Concrete Contractors Provider Name Locked
also supplied me with a one page sheet of instructions on how to take care of my
Franklin Stamped Concrete Contractors Provider Name Locked
-
Franklin Stamped Concrete Contractors Provider Name Locked
and how to handle any problems that I might encounter down the road like tree roots.
I can't say enough about what a difference this makes to the exterior appearance of your home. I know your home's value will be improved by investing in
Franklin Stamped Concrete Contractors Provider Name Locked
-
Franklin Stamped Concrete Contractors Provider Name Locked
, also.
- Shirley F.
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Rating
He was received as a referral. Constructed the mailbox of the stone block supposed to
Franklin Stamped Concrete Contractors Provider Name Locked
the stone the job looked terrible and the customer went to buy stone from the store to try to finish up the job. The Customer was able to get into contact with the service provider and gave money to complete the job but he took the money and left and allowed the job to remain unfinished Had to call the Service Provider by a different phone to get him to answer voicemail was not working and he would not respond to the call. Customer said that the job was never completed.
- Karen W.
C

Rating
Everything seemed great with the work performed but by the end of the job, they missed areas and never came back to finish. They "warranty" their work, but wont schedule to come back. We are now having issues with the concrete chipping up (due to bad prep) We have called repeatedly and they are not calling back to schedule the warranty work.

- Pamela P.
A

Rating
It went just as planned.
Franklin Stamped Concrete Contractors Provider Name Locked
came and gave me an estimate and when I called him and gave him the go ahead he scheduled a date that he could start. He and his people showed up on the date agreed upon and proceeded to complete the job. It was done in the time
Franklin Stamped Concrete Contractors Provider Name Locked
said it would be and it was done to my satisfaction.
- Steven B.
A

Rating
Franklin Stamped Concrete Contractors Provider Name Locked
and
Franklin Stamped Concrete Contractors Provider Name Locked
actually did the job as a subcontractor for another provider we initially found on Angie's. In the end we were extremely happy with
Franklin Stamped Concrete Contractors Provider Name Locked
and his crew. Extremely efficient, quality work. We had spent a significant amount of time and money fixing our grass the fall before, and they did not hurt the yard at all. We were pretty worried about this as the patio was in the backyard and they had to move the rock, forms, concrete and everything else back there. The entire job took two days which was impressive for the size of project. Everything was left clean and neat just as it was found. The did an excellent job tearing out the sod so that when they were done the grass went right up to the patio(no backfilling or reseeding was necessary). The stamped concrete came out amazing.
I was so pleased with
Franklin Stamped Concrete Contractors Provider Name Locked
's work that I recommended him to a co-worker that ended up using him as well (He was extremely satisfied also). He went on and on at work about how
Franklin Stamped Concrete Contractors Provider Name Locked
helped him come up with design ideas that would help him save money and improve the look. My co-worker is not on Angie's list or he would have a glowing review as well. Overall, between my coworker and myself we met with and received quotes from a number of the providers on here and
Franklin Stamped Concrete Contractors Provider Name Locked
's prices were much better than anyone else(almost to the point of worrying about what you would get). But the end product is more than impressive. Can't recommend them enough.
Sidenote: the other provider that sub-contracted to
Franklin Stamped Concrete Contractors Provider Name Locked
I could not find on here anymore. I'm not sure why as our experience with him was not a bad one and would have gave him a good review as well, but not as good as
Franklin Stamped Concrete Contractors Provider Name Locked
as him and his crew were definitely the highlight of the job
- Noreen S.
A

Rating
Absolutely will recommend
Franklin Stamped Concrete Contractors Provider Name Locked
to anyone looking for an exceptional professional painter! He was responsive to communications and very flexible to accommodate a tight window I had to get the job done after closing and before the movers arrived. He painted on a Saturday and even helped us in a different room with advice and taping the baseboards at no additional charge. His price included
Franklin Stamped Concrete Contractors Provider Name Locked
paint and the job looks amazing. Without reservation, I recommend his services.
- Laura M.
A

Rating
It went well, I didn't have any problems with P&H Construction. I have had work done in the past, and the mess some of the other providers left behind was ridiculous. However, the cleanup was spectacular with P&H. They were prompt and on time and it was all done in one day. Recommended that you use P&H for your home project needs.
- Kristina P.

Stamped Concrete Contractors in Franklin, NY

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

BEST PRICE HOME BUILDERS

133 CLIFF ST
Middleburgh

Cahaba Scapes

2130 11th avenue north

CLD Custom Carpentry

169 stone mill rd
Hudson

Duncan Enterprises

231 Shady Tree Ln
Cobleskill

Heritage Contracting Corp

340 Dogwood Ave
Franklin Square

High Tech Construction Co

3623 15th Ave
Brooklyn

J's Construction

P.O. Box 237
Morris

Jaer Baer Enterprises

359 Michaels Rd

Murphys Masonry

Lake Rd and Emma St.

Pinnacle Contracting Concrete & Masonry Corp

252 Franklin Ave
Franklin Square

PIRONI HOMES

746 HEMPSTEAD TPKE
Franklin Square

SOUTHERN TIER ENTERPRISES LLC

110 Clarence Musson Rd
Gilbertsville

TUFF-KOTE FLOORING

1704 Saratoga Rd
South Glens Falls

Warmzone

12637 S 265 W Suite 100

Woodchips Construction Inc

252 Sinsabaugh Rd
Pine Bush
Franklin Zip Codes

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