800sqft three car cost?

[brownz]

I live in southwest Ohio and I'm looking to start building a detached garage. First I will be doing most of the work myself with family. I don't have a ton of money to start and finish it all in one year as this will be all out of pocket.

I want to build a 600 interior square foot two car with another 200 square foot one car attached to it. I want to have a wall separating the two so I don't have to finish and heat all of it. I will be putting a two post lift in the two car side so I will need 12 foot walls. I would like to have the front of the garage brick to match my house and have siding on the side and rear walls. Maybe have one or two windows with one man door. I know it takes a lot more detail to build one but would like to get some estimations on what this would cost. I don't need the inside finished right away so I'm just looking for estimates on the building itself and I will tackle the rest overtime.

The yard is flat so it will not take much to get it ready from that stand point. let me know if any more info is needed as I'm a newb at all this.

Thanks in adavance
Brandon

 

[LB-1911]

How large is your lot?

Have you verified with the Authority Having Jurisdiction* that you can build a 800 sq ft structure on your parcel?

Are you on city sewer or on site septic?

* City, Township or County Bldg Dept / Permitting Office

Edit - 800 or 600 sq ft?

I'm limited to a 600sqft garage and a overall height of 18ft. I would really like to put in a two post lift for service work and side jobs plus work on my race car and other vehicles. I will also need to lift a full size crew cab diesel truck.

 

[38Chevy454]

Very rough guess: doing most of the work yourself, probably still come in around $30/sq ft. By the time you get it finished add another $10/sq ft. That is electric and gas only, no water or sewer. Gas line would be put in same time as electric to save some. Concrete will be your biggest expense you will probably have to contract out.

 

[brownz]

I'm approved to build the 600sqft. but I will be adding on the other 200 once the building is up. I know that sounds crazy but I was told by the building department that once they come out for the inspections they will not be back...

I have city sewer, I will not have water or a drain inside, this is a half acre lot.

 

[bagged89s10]

I'm approved to build the 600sqft. but I will be adding on the other 200 once the building is up. I know that sounds crazy but I was told by the building department that once they come out for the inspections they will not be back...

I have city sewer, I will not have water or a drain inside, this is a half acre lot.

If they only approve 600sqft, I wouldn't build on another 200sqft after the inspection. Bad idea.


~Veeps

 

[kd3pc]

$40 to $60 a sq foot + finishes you select.

If you come in under budget, good to go.

+1 on what bagged says about the permit vs what you build. I have known AHJ to have the non-permitted building razed, at the owners expense.

 

[rburke65]

Between the neighbors prying eyes, property appraisers, overhead GPS pictures, it isn't a good idea to poke the permit office with a stick. Just my 2¢.

 

[brownz]

you guys have me second questing myself lol. When I asked about the size I wanted and was talked to the building department about adding on they told me as long as they dont get any complaints they will not look into it. They also told me they see areas where people have added on to a house and also garages with no complaints so they let it slide. I guess its at my own risk. Maybe I will just do a lean to and see how that goes... and then close it in later.

 

[bagged89s10]

you guys have me second questing myself lol. When I asked about the size I wanted and was talked to the building department about adding on they told me as long as they dont get any complaints they will not look into it. They also told me they see areas where people have added on to a house and also garages with no complaints so they let it slide. I guess its at my own risk. Maybe I will just do a lean to and see how that goes... and then close it in later.

You also have to worry about your homeowners insurance not covering the structure in the event something unfortunate happens. It would be a shame if you spent all that cash building it and someone did complain.


~Veeps

 

[Gerald O]

They will want to tax you based on the square footage. There is no way that the local government is going to ignore an opportunity to get more tax out of you. You will probably get a visit from the tax assessor, who is in a separate government department than the building dep/inspections division, some time later after building is completed to measure and verify.

 

[stikman56]

Cost of a 34x30 3 bay built on my land in Washington is $31,900.00 plus the excavation of course.

 

[CNGsaves]

Go get yourself the garage kit brochures from Menard's. They'll have all the materials you need, except concrete floor which you can hire out.

With 1/2 acre lot, your interaction with local AHJ sounds appropriate. The structure itself with concrete floor is what they want to tax.

Don't get in any hurry to add on the lean-to. If you don't plan on closing it in, doubt they'll try to tax you (ie much akin to carport) . . . IF . . you quietly add the lean-to later. Also recommend you put in screening material like trees or tall bushes to keep the nosy neighbors from getting too much into your business. Have a LONG-TERM plan for that lean-to . . . . the tortoise will win the race !!

 

[rburke65]

That Is very generous of the building department if that's what they told you! Unusual.

 

[brownz]

rburke. That's what I thought but they did I asked twice lol

Thanks for all the replies. I think I will just build one to the max and let the dust settle. Then maybe proceed on with the lean to if needed. The extra bay is just that extra so I don't have to have it but would be nice.

In line with the home owners insurance I never thought about that...

 

[Dick in Wisconsin]

I'm approved to build the 600sqft. but I will be adding on the other 200 once the building is up. I know that sounds crazy but I was told by the building department that once they come out for the inspections they will not be back...

No sure what kind of a municipality you live in, but if you put the 200sf addition on without a permit, you're probably will be very, very difficult to sell if not impossible. In most states you must sign a seller condition report to sell a house and most states require you to reveal if you have made improvements without a permit.

Even if the building inspector won't be back after the inspections are done, the neighbors can complain and then you've got a problem. Make sure you clearly understand what you could get yourself into.

 

[brownz]

I did some thinking about this. I have decided to build the 600sf garage and completely finish it. If I feel I need some additional parking I will add the lean to. I feel that the lean to will be less controversial. If I do need winter storage down the road I can always park a car in a enclosed trailer that I plan to purchase within the next couple years.

Once again thanks for all the replies.

 

[justanengineer]

Permits, schmer-mits, they dont mean a hill of beans if the building inspector's on your side. Most states and locales have clauses in their building codes allowing **% annually (often 10-30%) to be added without a permit as well as "personal maintenance" to be performed. In my hometown in legislation happy NY its common for local businesses to have multiple small (10x10, 10x20, etc) back/side rooms, those were each unpermitted annual additions. Personally, I renovated my entire house without a permit under the premise of "maintenance." When I requested a permit initially, they gave me a signed "no permit necessary" note to stick in the window, and that was only bc I asked for something to CYA. The city inspectors reminded me to mow the grass to stay within city regs, but so long as I didnt move any structure everything else was "maintenance" without permits or inspections to include entirely new electric including the meter and panel, HVAC, entirely new plumbing, kitchen and bathroom gut+appliance, roof, un-renovated/gutted basement, most windows, and quite a few other things. Before someone suggests it, my house is also ~3 miles on one of two main roads to a major college campus in a city of 100k, I'm a hillbilly but no longer live in the hills (none here in IN!!). I suspect the OP's locale has similar legislation on the books and the inspector he spoke with is also simply covering his backside, at least here if theyre called by angry neighbors the city MUST investigate and the inspection process is forced to be a thorough PITA nobody enjoys, even the inspector.

As for the cost, since its DIY a lot will depend on where you buy materials and how much you DIY. Pouring a concrete pad or even digging footers isnt too terrible nor difficult, many here have done it but most wont and hire it out at several times the actual cost. Similarly, buying the **** expensive lumber from the box stores is going to run you a multiple of what a commercial lumber yard or preferably a sawmill would, its the difference in buying individual sticks/sheets vs buying a cube or truckload. Ive helped build a few that were cheaper than cheap, folks buying green rough-cut from us but that opens a door to a different set of challenges. Realistically, I'd say it could be $10k, it could be $40k.

 

[YukonXL04]

I'm in texas, and will be building myself as well except the slab. My total material cost and the concrete work included will be around $25/sq.ft.

 

[JACDes]

No sure what kind of a municipality you live in, but if you put the 200sf addition on without a permit, you're probably will be very, very difficult to sell if not impossible. In most states you must sign a seller condition report to sell a house and most states require you to reveal if you have made improvements without a permit.

I bought it this way.

not too mention it pays to be on good terms with your neighbors.

 

[NUTTSGT]

.

The yard is flat so it will not take much to get it ready from that stand point. let me know if any more info is needed as I'm a newb at all this.

Thanks in adavance
Brandon

Since you're a newb at this, I suggest that you sit down with paper, pencil and a calculator. Draw out what you want and start figuring a material list. For a 12' wall use 2x6s for strength and it'll also allow more wall insulation for the future.

For instance, as a rough estimate, (even with 2x6s, I'd still put them 16"OC) a 20x30 addition has 100' of perimeter.

100' x 12" per foot = 1200", divided that by 16 (stud spacing) and comes out to 75 wall studs. Granted you'll need less of the O/H door openings but more for the jack studs around the doors/windows.

75 2x6x12' for the walls, bottom and top plate, double top plate will require something like (depending how you lay it out and frame it) 12- 12', 6-10' and 12-8'.

That is just a quick estimate for the walls, not figuring anything else in, or how you plan to lay everything out like doors/windows. If you build it yourself, all you will have is a material cost and sweat equitity.

 

[Falcon67]

I'm in texas, and will be building myself as well except the slab. My total material cost and the concrete work included will be around $25/sq.ft.

That's pretty good there. We kept it under $20 sq/ft but it would be hard to do it again.

As for the additional 200 sq/ft, you'll probably do it like a lot of folks. Starts out as a little "patio" on the back. Then it gets a roof and a lawn mower parked on it. Then later it gets one or two sides to keep the rain out. Then one day it gets sealed up.

I can guarantee that the permit authority won't come around again. I can guarantee that the ad valorum authority will, on a regular basis. They keep pictures and detailed notes, trust me. However, you don't always have to take any new valuations at their face. The local valuated our shop at $25K. Proud of that LOL. I filled out a protest form and mailed it in. Got a call, we discussed it. I offered that I had $13K in receipts for the building. No problem, we'll adjust. Thank you. They are not necessarily your enemy IMHO.

 

[sberry]

These are small cars.