Alaskan 40x50 shop build

[Midge907]

Figured I would go ahead and start a new build thread, even though it may go kind of slow.

Location: Fairbanks

40x50x 14
4/12 pitch (shingles)
2x8 construction
T-1 11 siding
French Barrel Drain (holding tank water system)
Monitor heater/woodstove/ and furnace. Yes I know that is very redundant
5" monolithic slab/ rebar
2 each 12x12 overhead doors

Currently waiting on the estimates to come in for the dirt/foundation work, but have prices for main part of the budget. Have a 12x28 shed to knock down first, and some trees to drop. That is part of the plan for this long weekend. Will take pictures along the way.

 

[akdiesel]

midge907

Its good to see more Alaskans on here. Good luck on the build. It tough to get a structure finished in our amount of time to build but it should be boxed in in less than a month including ground work and then slowly put you finishing touches on.
It has bee a late break up this year so not sure how the ground is thawing to allow for proper ground settlement to eliminate cracks.

 

[Midge907]

Akdiesel, you sure are right about the late break up. No rush at the moment on dirt work/foundation due to 50% and 75% axle load limits on the road between my place and the gravel pit. The guy who is going to help with framing is busy for the next 3-weeks also, and if the price estimate is to high this same guy will be doing that work also. Lots of loads to the dump today to clear out the shed that has to be demoed.

 

[John in OH]

Hey, don't worry about it being a "slow build". I've been working on mine for two years now and it's in Virginia! Where abouts in Alaska are you located? Someday, I'd love to see Alaska!

 

[Midge907]

I'm located Fairbanks, we have just got done with one of our longest winters on record. Almost 80 above today.

 

[AHotRod]

That's going to be a really nice size shop, Best Wishes to your success!

 

[SockeyeSummer]

Sounds like its going to be a nice shop. I'm near Homer and currently building a 32x48' shop and dealing with the late spring and load limits. My build is called Icebox Timberframe.
What kind do foundation will you use?

 

[Midge907]

Sockeye. monolithic slab, 5" 4000 PSI, Rebar reinforced. Yep going to be a big shop. Was originally 50x60 but got to expensive, knocked alot off by doing 40x50, which is 1/3 less the floor space.

 

[Midge907]

What has to come down to make room for the new garage.

 

[Midge907]

One small step closer. Have lots of nails to pull out. Structure was made with some nice 2x4 ruff cut lumber.

 

[ADSR]

looks good!

 

[John in OH]

One small step closer. Have lots of nails to pull out. Structure was made with some nice 2x4 ruff cut lumber.

Is your plan to salvage as much material as possible/practical for reuse in the new building?

 

[Bib Overalls]

Ya gotta hurry up. Winter is coming.

 

[Pointbock]

Ya gotta hurry up. Winter is coming.

Yeah, but he does have 20+ hours of daylight to work with (at least for a few more weeks.)

 

[ishiboo]

Watching this closely as my build is going to be a 40x50x14 if the variance is approved. My 30x40 was close enough to a "good" size that I think the 40x50 will be perfect.

 

[Midge907]

All the salvaged wood will be used on my wifes new green house. lots of good 2x4 rough cut lumber, and a few decent pieces of T1-11. Ill even post a pic of the green house once its complete. Still working with banks on financing. Trying to do a cashout refinance, but they want to do a construction loan. I have the exact amount of equity in my house as I need to build the shop with a cushion, so looking for 100% refinance.

 

[akdiesel]

That is exactly what my would have me do with it also. I made her a mobile potting bench out of pallets.
With today's loan rates its hard to pass on building or purchasing things, although I could not imagine it going for very much longer.

 

[Midge907]

So the roof structure in the picture is tore apart, with the good 2x4's in a stack and the rest at the dump. Have been waiting for the only quote I was getting on dirt work and foundation and finally recieved it yesterday. This was a either get some one to do the work (plan A), or rent equiptment and pay a friend an hourly wage who has good experience at both plus my own labor(plan B). Well the quote came in at a whopping $40K for a 40x50 monolithic pad, this was based on thinking we might have 3 foot of back fill. Holy ****. Oh and that price doesnt include the foam that i'm aquiring myself. By the way I'm within an hour round trip to the gravel pit, so i'm not out in BFE either. I have a feeling plan "B" is the route I will be going. Still have to higher out a dump truck, pump truck, and a finisher to supervise the pour. The later of which I'm still trying to get ahold of.

 

[cj7365]

Holy **** $40,000, yeah, I would have to call on my buddies and do it myself

 

[Midge907]

Well if I was building a 12x12 shed I would be at a good point as I built the base of my wife's new green house today. 2x6 pressure treated with subfloor on top then thompson water sealed. After that I started my handicap ramps for my pup who is having knee surgery this week, just need to put carpet on them now. As far as the shop, just need to get a price from the finisher, as I'm not paying $20 sq ft for a foundation.

 

[Midge907]

Well as long as appraisal goes well, I will be breaking ground on the 28th of June. We plan on renting a loader, excavator w/thumb, rolling compactor, skid steer with tracks. Have some operator friends coming over for wages.

 

[Midge907]

Bank I'm working with says Fannie Mae doesn't like that the shop is larger then the square footage of the above grade part of house 1150 vs. 2000. So loan not going as smooth as I would like.

 

[MacTexas]

I remember the good ole days when you went to the bank and the bank made the decision on your ability to pay. Now, they have to get government involved. I am sure the government in Washington DC knows what is best for a garage in Alaska.

You may want to change your June 28, 2013 start date to June 28th, 2014 or you could just rethink your plans and make it smaller to keep Fannie Mae happy.

 

[Pointbock]

Funny thing is that they'd probably let you build two 1000-footers right next together.

Common sense isn't.

 

[crepr12]

I remember the good ole days when you went to the bank and the bank made the decision on your ability to pay. Now, they have to get government involved. I am sure the government in Washington DC knows what is best for a garage in Alaska.

You may want to change your June 28, 2013 start date to June 28th, 2014 or you could just rethink your plans and make it smaller to keep Fannie Mae happy.

If you used GOV monies (read our) they will have rules..atleast for us commen folk...Good luck OP

 

[CNGsaves]

Good luck with the bureaucracy, if you stay with Fannie Mae.

If you have other mortgage lending options, this problem might just go away!! Like a local credit union, local bank, etc.

 

[Midge907]

Thanks for the replies guys, going to a different bank on Monday. Should be getting around this problem. Appraisals are two weeks out at the moment, but I will break ground as planned as long as everything is going somewhat smooth up to that point.

 

[bcbsox]

Hey, I'm stationed up here, I'd love to come check out the build when you have a chance.

We close on our house in FBX this week and I'll be planning my own garage improvements!

 

[Midge907]

Bcb, sounds good, just need for the build to actually start. Dealing with bank issues, hopefully will know if they are going to go forward with the appraisal, or if the other bank is going to say its to big also. Will know within the next 24hrs. Never figured there was going to be this much of an issue, really puts a cramp in things. Good reason to never assume. If they say they will do the loan pending appraisal (two weeks out) , I will still be on schedule for breaking ground.

 

[Midge907]

Well today was a big bummer. The other bank said that they would also have to underwrite with Fannie Mae, and the appraisal will not come out in my favor too the size of the Out Building (shop). So now its time to figure out alternative sizing to make it feasible to build out of pocket, without dragging out for the next 5 years. ***** big time, but everything happens for a reason. Current thought is 40x40x12. I'm wondering if a guy can get a 11' door, and if so get the low profile door track and fit it under a 12' ceiling??? Can do a wall mount opener.

 

[MacTexas]

Fannie Mae knows best what size of garage you should build on your own property.

 

[Midge907]

Well it looks like I will be getting a HELOC in order to help with my funding, on top of what I have saved up. Financially it may be better in the long run anyway, and with it being a little smaller, it will just cost me less in heating fuel. I wont be fast tracking the foundation, but still plan on breaking ground about the same time as originally planned. Any one have info on doing a 11' tall door, with a 12' ceiling???

 

[Midge907]

Well since I get to wait for funding before starting the shop, this is what I did this weekend.

 

[Craptain]

Well since I get to wait for funding before starting the shop, this is what I did this weekend.

Keep SWMBO happy.

 

[madoc1]

Well since I get to wait for funding before starting the shop, this is what I did this weekend.

thats going to be a nice greenhouse! is that your recycled lumber?

 

[Midge907]

Some yes, but 90% new. All the T1-11 around the base will be recycled.

 

[Midge907]

Just a quick update as I lay my head in shame, lol. Still waiting for my HELOC to come thru, as it is, it will be pretty much be out of pocket so size had to change some. It is now redrawn as a 36wx44Lx12H , kind of ***** to downsize so much, but their will be a few benifits do doing so.

 

[MajorLeeGassole]

Greenhouse is awesome. Definitely subscribed after seeing that - can't wait to see what the big project looks like if that is what you "did this weekend."

 

[Midge907]

Thanks Major, this is what it looked like when I finished it up. Paint matches house of course.

 

[Midge907]

Cut trees last weekend. Yesterday morning we started with the stump removal, slab removal, and digging the foundation now.