2-part "where do I begin?" question from Central NY

[Iceman22]

Hey guys,

A couple of months ago I thought for sure I'd be raising the roof on my current attached garage. However, after a very productive first thread here on GJ and some super helpful responses; we've decided to turn the current garage into living space and build a new garage that better suits "our" needs

So now that I have you brought up to speed, I have two newbie questions revolving around a prospective contractor. Did some searching but couldn't find a thread that cleared things up for me...

1) The thought process for the new garage is pole barn construction and have it attached to the house on one side. That being said, would the pole barn company I choose be the one to create and submit a stamped drawing to my city building code dept? Or does one typically have a stamped drawing made by an engineer and then take it to a pole barn company and say "how much will you charge to build this?"

2) Any suggestions for a pole barn company that operates in NY? Specifically the Central New York region? Zip 13904

Thanks in advance,

-Sean

 

[Streetbu]

Sean, I would highly recommend RLS Structures. They just built one for my work, a 50x150. Three guys had it done in a week. http://rlsstructures.com/ You might have heard of the owners son. Regan Smith. NASCAR driver. Great family. Yes the pole barn company would come up with stamped drawings.

 

[Iceman22]

Sean, I would highly recommend RLS Structures. They just built one for my work, a 50x150. Three guys had it done in a week. http://rlsstructures.com/ You might have heard of the owners son. Regan Smith. NASCAR driver. Great family. Yes the pole barn company would come up with stamped drawings.

Thanks for the suggestion! Just got off the phone with them and should have a quote by the end of the week. Hoping I don't get sticker shock. I literally have no idea what to expect on pricing. I'll be sure to post the numbers here to have you guys shed some light on whether it's a fair price or not....


Sent from my iPhone using Tapatalk

 

[GSRinmyCRX]

just a questions.

why pole barn type construction rather than conventional stick built?

Levi

 

[readhead]

Being attached to the house I think I would talk to my insurance agent first in case of any coverage issues with pole construction. Building department may have something to say about it also.

 

[Iceman22]

Being attached to the house I think I would talk to my insurance agent first in case of any coverage issues with pole construction. Building department may have something to say about it also.

From what I understand they only care that the attached wall will be Fire rated and the man-door from the garage to the house auto closes. But you make a great point. I should probably get that in writing...

just a questions.



why pole barn type construction rather than conventional stick built?



Levi

Initially I was only considering stick built but then everyone I talked to locally said that pole barn construction would cut my cost in half.




Sent from my iPhone using Tapatalk

 

[readhead]

It may also affect the value of the home. Some might consider the mixed construction types as a negative if you go to sell in the future.

 

[TractorJeff]

Attach it with a "Breezeway" so it isn't solidly attached. If it doesn't sell because people feels it is a negative, tear off the Breezeway!

 

[Iceman22]

Initially I would prefer a breezeway for insurance reasons and building code would be less stringent...

However, it's a two-part problem. 1) detached structures have a different rules for maximum height of the ridge line which would work against me. And 2) I'd lose width because I'm hard caped at being 30' off the side of the house for any kind of structure


Sent from my iPhone using Tapatalk

 

[Iceman22]

Well my first 2 of 3 quotes I requested came back.... the quote was for a 44x30x12 structure. Attic trusses, 2 roller doors, 4 windows, and 2 man doors. *No site prep, concrete or interior finishing included*

Builder #1 will only build detached and therefore would not give me a quote for what I requested....

Builder #2 came back at $35,000 for all metal and $42,000 if I want the structure to match the houses vinyl siding and architectural shingle.

Does that sound about right? My initial thought was quite a bit of sticker shock but if you guys say that's fair then I guess I was the ignorant one when it comes to pricing


Sent from my iPhone using Tapatalk

 

[Chris705]

I'd say that sounds about right for our area.... you may find a cheaper solution thru a lumber yard that uses Mennonite's as the labor. But your comment about needing drawings was that included in your quotes you did receive? I'd say if it is over your budget that you continue to learn all you can to see if in a couple years you couldn't save enough to buy the materials and do the construction yourself.

 

[Streetbu]

Yep sounds right on track. Now remember, site prep isnt cheap. If youre paying someone and the ground is basically level, i bet you'll still have 10k into it. Concrete will be more than that...

 

[Iceman22]

Yea, starting to realize I'd need to increase the budget to make this work. Just super frustrated with how things went down. At the risk of sounding like "woah is me" I'll try to explain quickly....

My best friend at work has a brother-in-law who is a contractor who installs pole barns. Obviously I'm happy to give "family" the work and I've seen in craftsmanship before at my buddy's house who also has a barn. I had him come over way back in the beginning and give me a price on a barn. He quoted me $17,000 + site prep/concrete.(nothing in writing) Excited it was well within budget we moved forward with getting a quote for turning the existing garage into living space. Fast forward to about 2 weeks ago and he won't return calls/texts from me or my buddy. Now I'm getting quotes from other companies at nearly 3x the cost and it makes me re-evaluate the whole project


Sent from my iPhone using Tapatalk

 

[Krooney]

I'd say that sounds about right for our area.... you may find a cheaper solution thru a lumber yard that uses Mennonite's as the labor.

Thats how I got mine built. Contact Santelli Lumber

 

[turtleman321]

When I was looking for a house in the central PA area last year I was looking for a house with no garage and land to build one. Or i was looking for a house with what I wanted already.

for me to build a 30x40x12 was about $14k for the structure alone. two 10ft doors, 2 man doors, 3 windows, etc. but the concrete was another $12k plus site prep for a 5" slab.

That's no electric, no roughed in plumbing, no insulation, no drywall or wall covering, no ceiling covering, no special attic trusses, no eaves, no gutters etc.


Realistically, I was looking at an easy 50k for a finished 30x40x12.

I found a house with an attached 30x30x12.

 

[matt_i]

It was mentioned above but I think you are hurting your investment by attaching a post frame to a stick frame.

On a post frame your structure is completely reliant on the condition of the wood placed into the ground. Fine at first but degrades over time. In my mind you are building a 30-50 year building before it may have to be torn down. On a stick frame your structure is completely reliant on the condition of the concrete foundation placed into the ground. Done correctly it probably is a 500 year building.

 

[brianh]

I am south of you Sullivan county, I had olimpia steel send drawings of my building with the snow load that was the biggest concern my code enforcement had.

I bought the kit Paid for help with the foundation and main frame raising.

Did the rest myself and by the time I was done it was close to 45,000 for a 60x40 steel building.

R38 insulation throughout 6" insulated slab with 6 pex zones for heat around 2500 feet 1/2 tubing.

That includes all the electric, I ran all the conduit and wiring and had it inspected.


Most of the work was done by me. Paying to have it all done easily over 100,000 here.

 

[n20junkie]

I would never build a pole barn attached to a house, especially in the NY climate.

 

[brianh]

Forgot to add my building is separate from the house by 100 feet or more.