Just finishing up my 35x50x16 and I wanted to share some information, including a cost breakdown and a few lessons learned throughout the process.
Location - Las Vegas, NV
Stick build
Stucco siding
Asphalt shingle roof
Overhead doors: 14x14, 12x12, 12x12
My wife and I did pretty much everything... and a few friends would help sometimes along they way. Only things we hired out was concrete and stucco!
First of all - costs. I'm posting these because I feel like it's extremely hard to get accurate price estimates on stick built shops... mostly because if it's your first project of this type you really won't know what's needed till you've already paid your engineer to make your plans.
Soil sample (req'd by city, tells engineer how thick slab needs to be) - $1,400
City building permits - $1,700
Architectural plans - $0 (given to me by a neighbor that had a similar shop built)
Structural Engineer - $1,000
Concrete slab (5", 4500psi, pad prep, finishing) - $15,750
Lumber (2x6's, OSB for roof and walls, garage door beams) $7,000
Trusses - $3,400
Hardi Frames (req'd by engineer for sheer on front wall) - $1,700
Overhead doors (insulated, sectional) - $5,400
36" man door - $200
Stucco (3 coat) - $8,600
Asphalt shingles and roofing supplies - $2400
Paint (20 gallons req'd) - $600
Total - $49,150 for an empty shell of a shop including no wiring, lighting, insulation, drywall
Pad poured -
Cool drone night shot -
Setting the last truss -
Installing OSB -
OSB on and doors in -
Stucco scaffolding up and getting ready to shingle -
Stucco done and roof done -
Painted and complete exterior -
Moving on to the lessons learned -
1. During construction, I wished I had put a 3rd overhead door on the adjacent wall for a few reasons. First was airflow. With the OSB on there was absolutely 0 airflow, even with both doors open. I can't even describe how much having that extra opening helps with airflow and lower temps. Second, in the summer evenings with the sun low, it would shine directly into the shop. I wanted to be able to have an overhead door open at all times throughout the day for natural light, but without the sunshine directly coming in. Third, access. Being able to pull in another vehicle without moving 2 or 3 others is a huge convenience. I knew I wouldn't be happy until the 3rd door was in, so I made it happen. It would have been easier and cheaper to do it from the beginning obviously, but overall it wasn't bad.
2. With most construction, there are delays and unforeseen costs which I expected. Although, the stucco took about 2 months total. I really thought it would take closer to 3 weeks. I chose 3 coat for the durability over 1 coat, but between setting up scaffolding, lath, and all 3 coats, the stucco took A LOT longer than expected, and with the scaffolding set up I was unable to use the overhead doors.
4. I ended up having to use the Hardi-Frames on the front wall since the doors were so large relative to the surface area of the wall. I did not know I needed these prior to engineering, but at that point I had already paid. What I found out later from a co-worker that used to frame - had I gone a little wider with the shop I probably wouldn't have needed those frames. He said if you can fit a 4x8 sheet of plywood on the sides/between the doors, that is sufficient for sheer. The Hardi Frames were around $1,700, so it could have been a toss up between the cost of extra material to make the whole shop a few feet wider.
5. Buy as much equipment as you can rather than renting. This might be obvious, but not only does it end up saving money, it takes the stress out of needing to hurry since you know a rental is costing you every day. I ended up buying a scissor lift and forklift which were life savers. The scissor lift was $500, and the forklift was $300. I had to put a little bit of work into each, but it was well worth it!
Here they are -
Even if you but a $4,000 forklift and sell it 3 months later for $3,800, that's still better and easier than renting any paying a daily rate.
6. Always try to be present when contractors or inspectors are there. There were a lot of potential problems avoided because I happened to be on-site.
7. I know stucco isn't common for most shop builds here, but having the scaffolding set up was such a huge help for roofing, painting, etc. I asked the stucco guys to leave the scaffolding set up an extra week when they were done to help with paint and they had no problem with that.
8. But a lot of extra 2x4x16's for bracing. Even though there isn't a lot of surface area with framed up walls and with no plywood, they still wanted to move a lot in the wind. Have plenty of extra bracing and ratchet straps!!
Location - Las Vegas, NV
Stick build
Stucco siding
Asphalt shingle roof
Overhead doors: 14x14, 12x12, 12x12
My wife and I did pretty much everything... and a few friends would help sometimes along they way. Only things we hired out was concrete and stucco!
First of all - costs. I'm posting these because I feel like it's extremely hard to get accurate price estimates on stick built shops... mostly because if it's your first project of this type you really won't know what's needed till you've already paid your engineer to make your plans.
Soil sample (req'd by city, tells engineer how thick slab needs to be) - $1,400
City building permits - $1,700
Architectural plans - $0 (given to me by a neighbor that had a similar shop built)
Structural Engineer - $1,000
Concrete slab (5", 4500psi, pad prep, finishing) - $15,750
Lumber (2x6's, OSB for roof and walls, garage door beams) $7,000
Trusses - $3,400
Hardi Frames (req'd by engineer for sheer on front wall) - $1,700
Overhead doors (insulated, sectional) - $5,400
36" man door - $200
Stucco (3 coat) - $8,600
Asphalt shingles and roofing supplies - $2400
Paint (20 gallons req'd) - $600
Total - $49,150 for an empty shell of a shop including no wiring, lighting, insulation, drywall
Pad poured -
Cool drone night shot -
Setting the last truss -
Installing OSB -
OSB on and doors in -
Stucco scaffolding up and getting ready to shingle -
Stucco done and roof done -
Painted and complete exterior -
Moving on to the lessons learned -
1. During construction, I wished I had put a 3rd overhead door on the adjacent wall for a few reasons. First was airflow. With the OSB on there was absolutely 0 airflow, even with both doors open. I can't even describe how much having that extra opening helps with airflow and lower temps. Second, in the summer evenings with the sun low, it would shine directly into the shop. I wanted to be able to have an overhead door open at all times throughout the day for natural light, but without the sunshine directly coming in. Third, access. Being able to pull in another vehicle without moving 2 or 3 others is a huge convenience. I knew I wouldn't be happy until the 3rd door was in, so I made it happen. It would have been easier and cheaper to do it from the beginning obviously, but overall it wasn't bad.
2. With most construction, there are delays and unforeseen costs which I expected. Although, the stucco took about 2 months total. I really thought it would take closer to 3 weeks. I chose 3 coat for the durability over 1 coat, but between setting up scaffolding, lath, and all 3 coats, the stucco took A LOT longer than expected, and with the scaffolding set up I was unable to use the overhead doors.
4. I ended up having to use the Hardi-Frames on the front wall since the doors were so large relative to the surface area of the wall. I did not know I needed these prior to engineering, but at that point I had already paid. What I found out later from a co-worker that used to frame - had I gone a little wider with the shop I probably wouldn't have needed those frames. He said if you can fit a 4x8 sheet of plywood on the sides/between the doors, that is sufficient for sheer. The Hardi Frames were around $1,700, so it could have been a toss up between the cost of extra material to make the whole shop a few feet wider.
5. Buy as much equipment as you can rather than renting. This might be obvious, but not only does it end up saving money, it takes the stress out of needing to hurry since you know a rental is costing you every day. I ended up buying a scissor lift and forklift which were life savers. The scissor lift was $500, and the forklift was $300. I had to put a little bit of work into each, but it was well worth it!
Here they are -
Even if you but a $4,000 forklift and sell it 3 months later for $3,800, that's still better and easier than renting any paying a daily rate.
6. Always try to be present when contractors or inspectors are there. There were a lot of potential problems avoided because I happened to be on-site.
7. I know stucco isn't common for most shop builds here, but having the scaffolding set up was such a huge help for roofing, painting, etc. I asked the stucco guys to leave the scaffolding set up an extra week when they were done to help with paint and they had no problem with that.
8. But a lot of extra 2x4x16's for bracing. Even though there isn't a lot of surface area with framed up walls and with no plywood, they still wanted to move a lot in the wind. Have plenty of extra bracing and ratchet straps!!