Contractor woes

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We moved into a new house a year ago October with site plan showing a location for a future detached 28x34 garage. Finally got some money to get the work done so I reached out to a couple of contractors. The first guy came back with a nicely written up quote for $9500 for concrete and $8800 for site work including fill. The concrete number came in right about where I expected but not the site work. The area isn't exactly flat. It slopes down from one corner to the other by about 3'. Not liking the first quote I asked another guy. Again the concrete came in at $9000. The site work was $3000 with $2500 for fill. I'm OK with the 2nd guys numbers but unfortunately they were texted not formally written up. Not being comfortable with texted numbers I asked for a written quote. Its been a week since the request with no response. Guess its time to move on.

Can anyone in central CT recommend someone for site work and/or concrete foundation work?

 

[tapered-pin]

Have both of the site guys quantify the fill they'll need.. the numbers should be close (make sure they're bringing in structural fill, not topsoil or anything with roots/organics in the dirt)
Are they putting in a wall of any sort?
Are they both stripping all topsoil off and hauling it off site so they're not building on a decaying layer of earth?

that'll get you started.

 

[climb.on]

I second what Tapered-pin said. Don't skimp with this phase of the project. Be detailed and get it in writing. If things go wrong fixing concrete and foundations is awfully difficult and expensive. One of the things I appreciate the most about my project so far, is the quality of the sand that has been brought in (100 truck loads). It compacts well and it drains beautifully...it's glorious. One of the things that helps me sleep at night is the engineer's stamp on the foundation plans and the contracts with the concrete guys stating the foundation would be prepped and poured to those specs. I was really hesitant to get an engineer involved (I thought it would be more expensive, but it was well worth the $600 to have the piece of mind and the assurance. Getting referrals for contractors from people you trust, is really helpful too (but not always possible).

 

[HeadsUp]

Both guys have commented they would use sandy fill. With my rough calculations the fill would cost $2000 at most. I simply couldn't understand why the first guy came up with $8800 for site work including fill. Seems as though 34 HRs at $200 is a bit high to me. With that number I'm guessing he really doesn't want the work but if he could get it he would gladly take my money. The 2nd guy must also be busy since no written quote was provided.

I'm looking for a couple of names a good reputable contractor. They must exist.

 

[readhead]

You shouldn't assume the first guy is high because the second guy is low. The first guy might have exactly the right price. We don't know all the specifics but you need to request detailed quotes so you can compare.

 

[Jackfre]

When asking for the written quote from the second guy, did you tell him you would accept the bid if he provided the written quote? If not, why would he bother? It is spring time in CT and the building season is short and he is probably busy giving away his time, because for the labor quote he gave you he cannot afford to start his truck in the morning let alone his equipment. You need to get out of the ground correctly. Otherwise you will have issues all along the way. Keep in mind, the first guy answered your call and was professional. His quote reflects that he is in business and intends to stay in business and it is necessary for him to make money so he can be there for you in the future if needed.

 

[Augus7us]

Did the first guy break down what you are getting for $8800?


-Clint

 

[HeadsUp]

When asking for the written quote from the second guy, did you tell him you would accept the bid if he provided the written quote? If not, why would he bother? It is spring time in CT and the building season is short and he is probably busy giving away his time, because for the labor quote he gave you he cannot afford to start his truck in the morning let alone his equipment. You need to get out of the ground correctly. Otherwise you will have issues all along the way. Keep in mind, the first guy answered your call and was professional. His quote reflects that he is in business and intends to stay in business and it is necessary for him to make money so he can be there for you in the future if needed.

So if I understand you correctly if a contractor submits a written quote I must accept? The 2nd guy offered numbers via phone text for site work, fill estimate (which I understand it's an estimate) and concrete work but didn't outline dimensions which was a verbal conversation. Why wouldn't I ask for a written quote?

I'm simply trying to cover myself. As I previously stated I'm looking for some recommendations in central CT for some reputable contractors.

 

[HeadsUp]

Did the first guy break down what you are getting for $8800?


-Clint

Yes the guy did break down what $8800 gets me. It was very detailed. I just thought it was a bit much. Maybe someone else can chime in and offer what they paid for site work for a 28' x 34' garage?

 

[scottydosnntkno]

Perhaps one guy is used to large site prep and infrastructure/road projects and will use 1x3 concrete built up as base being 3’ thick, and one guy who only does residential will use sand that’s maybe compacts at proper levels for the same thickness.

The base is the most important part. A couple grand extra for a solid base from a reputable contractor who was responsive and gave you a bid like you asked may be more expensive because they run a actual business.

 

[Shawn S]

So if I understand you correctly if a contractor submits a written quote I must accept?

That's not the way he was saying it. From what you have written it sounds like you will accept the 2nd guy's quote if he will give it to you in wiriting. So what he was saying above, is if you tell him you will accept his quote if he gives it to you in writing, he may be willing to get it to you quickly.

 

[thewatusi]

Sounds like the first guy is running a professional business and is charging accordingly. The second guy sounds more like a fly by the seat of his pants kinda outfit. In a vacuum, I'd hire the first guy every time.

 

[Deej-79]

$200 an hour isnt ridiculous when you figure there will be 3 or 4 guys running equipment. Also, note that if a guy makes $20 an hour, the contractor will bill the customer about $10 more an hour to cover L&l and all that stuff

 

[Shawn S]

Also, note that if a guy makes $20 an hour, the contractor will bill the customer about $10 more an hour to cover L&l and all that stuff

$10 is not going to cover much at all.
You have payroll taxes, worker's comp insurance, benefits, downtime, a business place, vehicles, liability insurance, sales taxes, bookkeeper, tools, equipment repairs, profit, and on and on.
I own 2 businesses, and still don't have it all figured out. Most service providers/contractors that I know try to bill out 3 times what they pay their employees. That usually leaves something for the business owner to take home at the end of the day.

 

[rustyjames]

I think that the high prices are a reflection of the boom in construction at the moment. At least that's the way it's looking around here.

 

[Deej-79]

$10 is not going to cover much at all.
You have payroll taxes, worker's comp insurance, benefits, downtime, a business place, vehicles, liability insurance, sales taxes, bookkeeper, tools, equipment repairs, profit, and on and on.
I own 2 businesses, and still don't have it all figured out. Most service providers/contractors that I know try to bill out 3 times what they pay their employees. That usually leaves something for the business owner to take home at the end of the day.

Now that I think about it my company bills me at an additional 75% of what I make. They have a lot of other ways to make profit though

 

[farmall400]

http://www.nadeauconcrete.com/

 

[Higgins]

I think that the high prices are a reflection of the boom in construction at the moment. At least that's the way it's looking around here.

How much site work will be required?? As equipment bills out from $75 - $200 an hour. Around here, bobcats @ $75, graders $125-150, cranes @ $200 an Hr.

AL

 

[WhiffySpark]

Sounds like the first guy is spot on. $200 an hour is very reasonable.

 

[webdog]

I just had my 40x64 slab poured and paid the excavator $1500 to bring in the fill and compact it. I paid about $4000 for just about 200 tons of class 5 crusher run/sand. That was to bring it up by 7". We used 4 loads more than I originally expected.

So depending on how much material it could be about right for the first guy, 3' is going to require a lot of fill.

 

[HeadsUp]

http://www.nadeauconcrete.com/

Thanks! I'll call today. I've seen their trucks around the area but couldn't remember the name until you posted it.

 

[HeadsUp]

I just had my 40x64 slab poured and paid the excavator $1500 to bring in the fill and compact it. I paid about $4000 for just about 200 tons of class 5 crusher run/sand. That was to bring it up by 7". We used 4 loads more than I originally expected.

So depending on how much material it could be about right for the first guy, 3' is going to require a lot of fill.

Something doesn't seem right... Checked my math using this site and seems as though the area you described would use half that amount at most.

http://www.gravelshop.com/gravel-calculator.asp?groupid=30&productid=351

It's good to see some real numbers though!

 

[tapered-pin]

OP, you just can't base it on what "others have paid for the sitework at their garage".

Sitework is one of those things that is particular to any given location. I've even done projects across the street from each other that were wildly different from a pricing standpoint.

ignore the post about "doesn't have time to write up the quote".. anyone that can't put their quote in writing and give you a detailed breakdown isn't someone you want to pay for a job (unless you're extremely knowledgeable about what he'll be doing).

 

[webdog]

Something doesn't seem right... Checked my math using this site and seems as though the area you described would use half that amount at most.

http://www.gravelshop.com/gravel-calculator.asp?groupid=30&productid=351

It's good to see some real numbers though!

Some were used outside to bring the grade to slab height, but my original estimate for material was way under regardless. This material compacted better than the stuff I got last year. Each type will be a little different. I'd just err on the high side.

11 Loads of 18 tons each and I used maybe 2.5 loads outside the building.

That calculator says 70-80 tons after 15% compaction when in real life we used closer to 150 tons in the same space. That could be due to the difference in material.

 

[tapered-pin]

it's always cheaper to fill with dirt than to fill with stone.

sometimes, lowering the elevation of the entire building and surrounding area will save you more than the increased cost (of adding french drain and seeding)..

 

[trekkar]

Gratton concrete, or Gratton limited.

I've heard they do excellent work. There in the northeast corner. Do you have a builder or doing the rest yourself?

 

[brownbagg]

we pay 15-20 dollar a yard for dirt delivered. rent a bobcat and do it yourself

 

[6768rogues]

When I did mine, I bought a used diesel skid steer loader for $4500 and did the work myself. Now it is 25 years later and I still use that skid steer, and can't imagine life without it.