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Construction advice needed

Discussion in 'The Lounge' started by shewheeler, Sep 2, 2004.

  1. shewheeler

    shewheeler 1/2 ton status

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    I'm starting to get going on getting a garage built at my house. I have been working with someone who is drawing up the plans for me. Now I am in the process of getting some bids. I got the first one back to me last night and I was pretty shocked by the total cost.

    This will be a single story, detatched, 2 car garage with a small workshop. The total square footage is about 772. Not what I would consider to be very big. There will be 2 oversized rollup doors, 2 man doors, 3 windows and a couple of skylights.

    The bid that came in last night was $48,500 /forums/images/graemlins/yikes.gif/forums/images/graemlins/eek.gif/forums/images/graemlins/yikes.gif/forums/images/graemlins/eek.gif

    This was for everything (including all the finish work) except the electrical.

    Does this sound right? I have heard that the cost of lumber and concrete is up, but that still seems very high.

    Would it be cheaper (and, if so, approximately how much) to act as my own general contractor?

    Is stucco cheaper than siding?

    Any and all advice/tips welcome!
     
  2. gokartergo

    gokartergo 3/4 ton status Staff Member Moderator

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    Who gave you that number???
     
  3. shewheeler

    shewheeler 1/2 ton status

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    Not tellin' yet /forums/images/graemlins/whistling.gif
     
  4. clarkjw24

    clarkjw24 1/2 ton status GMOTM Winner

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    Thats twice what I paid for my home. /forums/images/graemlins/yikes.gif
     
  5. js4x4

    js4x4 1/2 ton status

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    yeah, it seems a bit on the steep side...your looking at about $62.50 a square foot...and thats not even living space! Have you considered one of those steel garages...i don't think they cost that much installed. You can put it up yourself if you want over a weekend (all the parts are numbered etc) to save $$. I'd definately shop around. I'm not familiar to Hollister-where is that at? U in or out of town??
     
  6. backcountry

    backcountry 1/2 ton status

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    Cheryle,

    I have a couple of questions to help answer your question.

    Is the framing 2x4 or 2x6?

    Is it going to be insulated?

    Are you having the walls sheet rocked?

    Is it on a slab or raised foundation?

    Stucco can be more than siding but not always.

    I believe it would be cheaper to act as your own General.

    Make sure to get at least three bids.

    Good Luck!
    /forums/images/graemlins/peace.gif
     
  7. shewheeler

    shewheeler 1/2 ton status

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    [ QUOTE ]
    yeah, it seems a bit on the steep side...your looking at about $62.50 a square foot...and thats not even living space! Have you considered one of those steel garages...i don't think they cost that much installed. You can put it up yourself if you want over a weekend (all the parts are numbered etc) to save $$. I'd definately shop around. I'm not familiar to Hollister-where is that at? U in or out of town??

    [/ QUOTE ]

    Yes, I have considered both the steel and pre-fabbed (tuff-shed type) buildings and, while, yes, it would probably be cheaper, it's not what I want.

    Hollister is Central Coast area of Cali. About half-way between Monterey and San Jose. I'm in town.
     
  8. shewheeler

    shewheeler 1/2 ton status

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    Is the framing 2x4 or 2x6? Not certain, but I'm guessing 2x4

    Is it going to be insulated? No

    Are you having the walls sheet rocked? No

    Is it on a slab or raised foundation? Slab

    Stucco can be more than siding but not always. /forums/images/graemlins/thinking.gif

    I believe it would be cheaper to act as your own General. OK... /forums/images/graemlins/tongue.gif

    Make sure to get at least three bids. Working on it... /forums/images/graemlins/thumb.gif

    Good Luck! Thanks!!!
     
  9. backcountry

    backcountry 1/2 ton status

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    Cheryle,

    It seems a little high but not by much.

    My guestimate would be about $45,000.00

    The way construction materials are going up in price nowadays is pretty crazy.

    As I'm sure you are aware, price is only one factor. Quality of workmanship and the quality of window, doors, skylights, siding, paint etc. is another.

    Also, make sure the person/company is licensed, bonded and insured.
    /forums/images/graemlins/peace.gif
     
  10. landsmasher

    landsmasher 1/2 ton status

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    I just built one in So. Cal... Mine has one man door, and 3 windows. It's being sheet rocked but no insulation and is attached to the house with a 31 foot breezeway that is 6 feet wide and covered. Roofing is comp shingle. It has a regular automatic roll up two car door. It's built on a slab and includes flat work walkways around the garage. It is being sided with T-111 siding. This is a contract job built for a previous customer. The entire contract is $31,500.00. If the garage were to be built without the breezeway it would have been about $25 or $26k... Here's a pic of it from 2 weeks ago. Hope that helps. It should be finished in another week. All I have to do is drywall it now. It's just getting the walls. No sheetrock on the ceiling.

    [​IMG]
     
  11. txfiremank5

    txfiremank5 1/2 ton status

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    I would have to say it's high by TX standards, but I don't know about CA's. /forums/images/graemlins/dunno.gif When you compare house prices between the 2 states there is a very big difference in the amount of house for the dollar. I'd crap myself if a garage was gonna cost me that much.

    Have it built here, and push it there... /forums/images/graemlins/tongue.gif
     
  12. gokartergo

    gokartergo 3/4 ton status Staff Member Moderator

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    [ QUOTE ]
    Not tellin' yet /forums/images/graemlins/whistling.gif

    [/ QUOTE ]

    Why??? Where not bidding againest the general contractor..
     
  13. gokartergo

    gokartergo 3/4 ton status Staff Member Moderator

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    And call Marcus contruction for another bid..
     
  14. gokartergo

    gokartergo 3/4 ton status Staff Member Moderator

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    Marcus construction.. 636-8138 Ask for Don.. Tell him ADM electric sent you..
     
  15. Stickseler

    Stickseler 3/4 ton status

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    Act as you own GC and sub out the framing, roof and slab and do the rest your self, just have them frame the shell, set your own windows & doors the side it yourself. Use Hardi for the siding its easy to put up try to avoid a custom size garage door and check your local independent lumber yard for some windows that were ordered wrong but will still work you can save all kinds of cash also check for miss ordered doors.

    I'd cut you a deal but the shipping would kill ya /forums/images/graemlins/whistling.gif
     
  16. landsmasher

    landsmasher 1/2 ton status

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    [ QUOTE ]
    I would have to say it's high by TX standards, but I don't know about CA's.

    [/ QUOTE ]

    In CA we have very high workers comp. Gas prices and material shortages have boosted the cost of materials sky high. We also have very high structural engineering standards because of earthquakes. All of these things about triples the cost of building here...

    Prefab has actually been taking huge leaps in the construction industry so the idea of building it there and pushing it here is not all that wierd. /forums/images/graemlins/waytogo.gif But it still has to be structuraly sound for earthquakes..
     
  17. 84_Chevy_K10

    84_Chevy_K10 Banned

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    $50k for a garage?

    Damn...a few years ago we were getting bids for a HUGE barn right @ 20k + concrete (40x45, 10' walls, doors, the whole nine yards).
     
  18. landsmasher

    landsmasher 1/2 ton status

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    First I didn't say $50k... I said $31,500.00 including a breezeway. Second this includes the concrete. Third this is CA and not ILL.
     
  19. chevyfumes

    chevyfumes Court jester

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    Watch for the muzzleflash!
    [ QUOTE ]
    Is the framing 2x4 or 2x6? Not certain, but I'm guessing 2x4

    Is it going to be insulated? No

    Are you having the walls sheet rocked? No

    Is it on a slab or raised foundation? Slab

    Stucco can be more than siding but not always.

    I believe it would be cheaper to act as your own General. OK...

    [/ QUOTE ]
    All outer constrution for something like that needs to be 2x6
    No insulation and no rock.... /forums/images/graemlins/yikes.gifFor that price I'll fly down and ding something together for ya... /forums/images/graemlins/rotfl.gif /forums/images/graemlins/rotfl.gif /forums/images/graemlins/rotfl.gifAnd as far as being your own contractor that can be a PITA.... /forums/images/graemlins/1zhelp.gifI think you need to do alot more searching, maybe used materials , less of a building as far as doors and skylight type stuff and think about sweat equity.... /forums/images/graemlins/waytogo.gifThat price seams high even for kalifornia standards... /forums/images/graemlins/crazy.gif
     
  20. chevyfumes

    chevyfumes Court jester

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    Watch for the muzzleflash!
    [ QUOTE ]
    In CA we have very high workers comp. Gas prices and material shortages have boosted the cost of materials sky high. We also have very high structural engineering standards because of earthquakes. All of these things about triples the cost of building here...

    [/ QUOTE ] /forums/images/graemlins/blush.gif
     

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