Pole Barn or Stick build? Budget

[notabmw1]

This is my first post, and been cruising the boards dreaming. Well I am getting close hopefully start planning a new garage. Currently I have an existing attached 14x26 garage, and a detached 12x24 garage. I want to convert existing attached garage to a kids play room/possible future small home daycare. Then buddy wants to buy my 12x24 detached garage (It's on a skid just used for car part storage).

I have built/modified/restored about 80+ cars the last 3 years outta the attached garage, and I have really out grown it a while ago, so the plans are this...

New garage I would like to be around 24'x32' deep. I mainly work on classic Mini's and they are 10'x5'. But I do have some bigger classics as well. I would like to have storage above so I can keep a clean shop. Plans were to do a A-frame style, with a full second floor. I am leaning towards 12ft first floor ceiling because I would like to be able to have a 4 post lift in corner to stack my Mini and Trabant out of the way. 10' may be doable, but I also would like to be able to throw Astro Van on there too sometime if I need to work on it.

Originally my impression was Pole Barn would be a cheaper construction and I was willing to live with it if it meant saving a good chunk of change. However I have gotten some local quotes of $25-27k with concrete for a shell with vinyl siding, and architectural shingles. Places that has 24x24' installed for $9800-11k phones are now disconnected. Not encouraging.

So now I am back to square one, should I go with a stick built, concrete slab building. Can I do it in the DC/MD/VA region for $25k all in, concrete, shell, drywall, and electric? Which would/could get me closer to what I want within my budget.

Thanks, and look forward to digging more into TGJ.

 

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Looks like we have the same affliction. I got quotes for stick and pole blds. and the stick was on the average $15,000-20,000 more. I'm very happy with my pole bld. We might have a mutual friend down around DC named Herman since you're in to Mini's.

 

[notabmw1]

Small world, talking to Herman as we speak.... might be working on his Mini sooner than I wanted, and helping him put together a Panel Van as well later this year.

 

[Autorotica]

Nota...

Check out http://www.diypolebarns.com/quote/ I used that site for information and my deciding what to go with. Then I found someone willing to do the whole thing for a touch better in price and he happens to be my neighbor...

Was a good resource for me.
Chris

 

[yucholian]

Call around, look at CL.
I found a reputable company that manufacturers everything (metal, trusses, etc) in Kentucky (couple of hours away). Bought a 36x40x14 with 12x40 lean-to all in 26 gauge metal for $13,000 delivered. They also found a company to construct it for $5520. Scheduled for construction at the end of this month. BTW, concrete will be around $5/sq foot on top of that

 

[msgross]

I went with Pole Barn due to the economics involved... Plenty of builders in the Central PA area. They can make them look and perform just like a stick built at a lower cost. My 28x36 was $13000 before concrete and that was decked out with eaves, windows and a second garage door. Stick built would probably have been $10K more... I could have gotten shingles and vinyl siding for $2K more.

 

[notabmw1]

Well I guess I got to keep shopping around. Those prices sound do-able. Anyone in my area can recommend anyone?

 

[rieferman]

New garage I would like to be around 24'x32' deep. I would like to have storage above so I can keep a clean shop. Plans were to do a A-frame style, with a full second floor. I am leaning towards 12ft first floor ceiling.

Can I do it in the DC/MD/VA region for $25k all in, concrete, shell, drywall, and electric? Which would/could get me closer to what I want within my budget.

I used to sell for Kistler Buildings (premium post-frame "pole barn" builder who does service your area). A building with those specs, and fully finished as you note above, would run far more than $25K if you used them - I don't have my price book anymore, but I'd be comfortable saying double that, probably more.

Kistler was generally 20% higher than other pole barn builders that used cheaper methods, but their price will still be higher than $25K by the time you set a tall building, add a 2nd story, and pay their subs to do all the finish work.

Kistler was generally even with reputable stick frame builders in terms of price,

I'm not saying it's impossible to get it all for the price you seek, and I'm not trying to be a downer, but based on my past experience either your budget or your expectations will need adjustment in my opinion.

Edit: Althought it's been 2 years since I was there, I still know the guys at Kistler, so if you want a name to talk to, they can work you up a quote over the phone. That quote wouldn't include site prep without having them out for a visit, but it should give you at least one reputable, high quality result, number to work from. PM me if interested.

 

[notabmw1]

I'm not wanting a finished product. I want a shell and concrete for less than $15k-17k. I will do the electric myself as well as the drywall and pay my neighbor to finish the drywall. Then I will do the paint, trim, etc. I would like a 12ft first floor, 2nd floor could be 6-8ft. Maybe I could just do it so the back half is attic. I just want to store parts up there so I am not tripping over them all the time, I have a fair amount of spares! Need to thin them out again. I don't know if the trusses would be cheaper or not.

 

[rieferman]

Doing the finishes yourself will help for sure.

A few tips to keep budget down:

- The less site prep needed, the better. This is a "sneak up on you" cost for many home owners. So, if you can pick a spot on your property that is relatively level and has good drainage conditions, that's a win.

- Attic trusses are generally less expensive than other options to build storage. But, you do lose storage space (the middle 1/2 of the width is the decked area, so you lose 1/4 of your width at both knee walls). In your situation, I'd save even more and just go with standard trusses the entire way, and build a loft after the builder leaves. Trusses are commonly 8 feet apart, so there's plenty of room to build a nice storage area. Many good threads on this forum about loft designs.

- Don't skimp on putting wood posts in the ground - either get sleeves or perma-columns

- You can significantly save on the exterior by going steel siding (instead of vinyl or other) and going steel on the roof (instead of shingles). Steel eliminated need for sheathing, and is fast to install. 40+ year warranty on the material for most of the reputable brands. With tasteful colors chosen a steel building can look really nice. Depends on your situation and taste though.

That said, even if you take all of my advice here, I think the "big guys" (like Kistler) will be north of $17K for site prep, shell (with windows/doors), and concrete. Quick guess is concrete (with gravel, vapor barrier, wire mesh, finished/relief cut/sealed) will be about $5K with labor, and site prep generally starts at about $1K for an easy job and higher from there. Assuming it's really an easy site prep, we'll say you're at $6K already... leaving $11K for building materials, delivery, stamped plans, hole digout, and installation.

Perhaps a DIY kit installed by an independent contractor might get you there, edit: or Amish if you have them near enough, you just would need to decide if you're willing to try that route, and whether you know enough about the quality aspects of a structure to see if corners have been cut.

Disclaimer: My goal isn't to discourage you, but just to give you a point of view (albeit a "off the top of my head" thinking back 2 years to the price book we used) from a premium company that services your area. The only way to know your options for sure is to get some bids and then adjust accordingly.

 

[msgross]

abmartin.net isn't a bad place to start for a kit, 84 lumber as well. If you live in the Annapolis area I assume that any local guys are going to be $$$. Make sure that your zoning ordinance, and any HOA covenant, allow accessory buildings to include pole barns.

My guys are from Central PA so I know they won't travel that far, however a south eastern PA contractor might. They do concrete for $3/sq ft which is dirt cheap. I'm using http://www.fisherbrothersbuilders.com/