Costs for garage?

Richard S. · By: **Richard S.** On: Tue May 24, 2011 10:45 am

Just trying to get a handle on what people are charging, the old man is putting up a 36*36 garage and got a quote for 32K or about $25 a square foot. This includes two 9X8 garage doors, two exterior doors and two windows, pourded concrete floor with drainage. Electric and interior not included. I should note the excavation includes 3 pretty large stumps and two very large rocks with the caveat it might be more if he runs into issues which is understandable. They look layered so it might not be much of an issue. Does this sound reasonable?

Anybody else in the area get any work like this done? If so let me know what it cost and what you got.

Any recommendations on a contractor?

freetown fred · By: **freetown fred** On: Tue May 24, 2011 10:55 am

Hell Richard, I was gonna send you some Amish, but, I don't think they could save you anything even with milling their own lumber--sounds like a decent price w/ excavating even for up here--the only advantage up here is claiming agriculture & not having to screw around with all the permit crap--is the permit included in his bid??

Yanche · By: **Yanche** On: Tue May 24, 2011 12:31 pm

Check out Conestoga Buildings. I've got at 24 x 24 with two 8 x 8 doors. Quality construction at a decent price.

http://www.cbstructuresinc.com/

Richard S. · By: **Richard S.** On: Tue May 24, 2011 12:48 pm

Yanche wrote:Check out Conestoga Buildings. I've got at 24 x 24 with two 8 x 8 doors. Quality construction at a decent price.

http://www.cbstructuresinc.com/

That's pole barn? That quote is for stick building and attached to house. I don't think they attach pole barn to houses?

My father did get some quotes on the pole barn but he really want something that is going to be more like living space type building.

Richard S. · By: **Richard S.** On: Tue May 24, 2011 12:53 pm

freetown fred wrote:is the permit included in his bid??

Permits in this area are pretty cheap, I think the demo permit for the old house was $100 all costs included. Everything is included except the electrical and interior finish, the only plumbing included is the drainage. Seems like a nice guy, we were discussing how he was going to use excavator for getting stumps and rocks out and he said he would do some other work we mentioned if he had time that wasn't included with the bid. Guy showed up with a nice truck and everything with his name decalled on it so he's obviously not fly by night.

WNY · By: **WNY** On: Tue May 24, 2011 12:59 pm

Amish would probalby be a bit cheaper. How about Morton Building or US STEEL Buildings?

Probalby depends on your contractor(s) and area....

I had a 24'x30' garage roughed in, basically the slab, walls, and roof for around $10K with just tyvek on the outside. I probably put another $5-8K to finish with insulated door (16'x7.5'), windows, insulation, wiring, trim, siding, etc....

freetown fred · By: **freetown fred** On: Tue May 24, 2011 1:43 pm

Then you'd be NOT impressed with some of the trucks the contractors here on the hill drive around in :clap:

--but,yes that's always a good sign

There are still plenty of good guys out there, we just don't hear much about them--seems people just like to bitch. I like that new topic that covers it

Richard S. wrote:
freetown fred wrote:is the permit included in his bid??

Permits in this area are pretty cheap, I think the demo permit for the old house was $100 all costs included. Everything is included except the electrical and interior finish, the only plumbing included is the drainage. Seems like a nice guy, we were discussing how he was going to use excavator for getting stumps and rocks out and he said he would do some other work we mentioned if he had time that wasn't included with the bid. Guy showed up with a nice truck and everything with his name decalled on it so he's obviously not fly by night.

Richard S. · By: **Richard S.** On: Tue May 24, 2011 3:16 pm

I wouldn't be concerned too much about a old truck as long as it didn't say Uhaul on the side of it, I'd get concerned when every piece of equipment someone is using is rented. The guy is going to have to rent the excavator but that's certainly not the average piece of equipment. You have to run something like that almost constantly to make money. If old trucks were an issue I would of never had the coal business and I'd never buy a new one for that job. You'd have to be out of your mind.

I'm more concerned about it being his truck.

steamup · By: **steamup** On: Tue May 24, 2011 4:13 pm

Costs vary with quality of materials, contractor abilities and demand.

You can sometimes get a very good contractor at a reasonable price if he is in need of work.

You have many factors to consider. Get 3 quotes but make sure the specifications for materials are the same. A code compliant structure does not make it a quality or long life structure.

Consider any features you might want now. For instance, if you want electric garage door openers, make sure the doors are capable of accepting these later.

How is he going to tie into the existing roof and siding. Will it match?

A fire wall will be required between the garage and existing structure. Is this included?

A detached garage may be cheaper to build and easier on the insurance if kept 10 feet or more from the house. Check with your insurance company.

Personally, $25 per square foot doesn't sound unreasonable for a enclosed structure but depends on the quality level.

Richard S. · By: **Richard S.** On: Tue May 24, 2011 5:23 pm

steamup wrote:Consider any features you might want now. For instance, if you want electric garage door openers, make sure the doors are capable of accepting these later.

How is he going to tie into the existing roof and siding. Will it match?

Yes it will be existing slope but since it's a little larger than existing roof the peak will be a little higher. There's a good chance we'll get the entire house sided, it's concrete block house. The exterior walls are parged. We want to put some insulation on the exterior with vinyl siding. It's more to get the insulation on it than the siding.

There will be no question about what he's building, I already drafted it. Note that some of the stuff like the storage area he won't be building. The bedroom with the red walls is existing garage right now and will be turned into a master bedroom but we're doing all that work ourselves. I even have the drainage and heating pipes for the boiler planned out.

We'd build it ourselves but time is important here and it would take all summer if not longer.. needs to get done now so we can start setting up the boiler.

Freddy · By: **Freddy** On: Tue May 24, 2011 5:54 pm

When I built my garage I had similar plans for the doors. A contractor friend told me I'd be happier with a single overhead door, 8' by 16'. I told him I'd never seen one that had a long life. He said "Yup, the old Masonite doors would "smile" after the years went by, but, pay the money for a good quality insulated steel door and you will be a happy man. I got an Overhead Door brand one with an "overdrive' opener and have been very very happy with it. It's 9 years old now & still looks and works like new. The overdrive opener opens twice as fast as "normal" and is very cool. It closes "regular" speed. I do grease the worm drive once a year.

Food for thought. No one will ever hit the center column!

PS, the price seems fair to me.

Richard S. · By: **Richard S.** On: Tue May 24, 2011 6:46 pm

Freddy wrote: The overdrive opener opens twice as fast as "normal" and is very cool. It closes "regular" speed. I do grease the worm drive once a year.

Coincidentally the current garage has two different openers. The older one has to be from the 50's, you can open and close it before the other one opens. :lol:

Hard to see but It's the one on the left.

rberq · By: **rberq** On: Tue May 24, 2011 7:52 pm

Are the stumps close enough to the present buildings that you have to do something special about tree roots? I wanted a neighbor/contractor to take out a large maple stump with his excavator, but he said he was afraid my house would come out with it.

Richard S. · By: **Richard S.** On: Tue May 24, 2011 8:51 pm

There all about 20 feet away and they aren't really huge You could grind them out but that's huge amount of work and you'll never get all of it. We do have one that is pretty close but that's the future base of a table.... I don't have a picture of the stump but here it is before we cut it down.

: View: New Page • Popup

Sucks cutting down trees like that but a)they were really close to the house and where the new garage is going and b) there was some moss on the roof. House didn't get much sunlight at all on that side.

freetown fred · By: **freetown fred** On: Tue May 24, 2011 8:55 pm

lets see--- new roof??? cut trees??? good choice Richard--have the tree huggers planned a rally at the house yet? :clap:

Costs for garage?

Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?

Re: Costs for garage?