Ballpark Cost on lumber

[merlinpro]

Hey guys...
Hope someone has done something like this.

My house is 20W x 32L. not real big.
I want to remove the complete roof that is on there now and do a new one because its has about a 5 or 6 pitch on one side and a 3 pitch on the other and the 3 pitch runs about 20ft of the 32ft total.
So i loose a lot of attic space and want to have more storage with the possability of a room up there.

I want to do about an 8 to 10 pitch now. For the room and keep the roof even...

I did a quick stop at home depot today and they told me about $20,000 in lumber!!!! No wayyyy!?
Im talking just to for lumber...no roofing shingles, plywood or anything else!
Am i missing something???

Its only 20w x 32 long so not really big.
I know lumber isnt cheap but, didnt think that was right.

Has anyone done something to this size and spent this much for lumber?
Please give me a clue!!!
thanks, Dave.

 

[ssdave]

Okay:

you'll need 20' 2x12 for rafters on a 32 foot span. 20' divided by 16 inches = 16 rafters x 2 sides = 32 boards. Menards online says $26.09 each. You'll need a couple extra ones for blocking at the wall line. so 34 x $26.09 = $887.06. You probably should have a ridge board down the middle, so add another 20' 2x12 for a total of $913.15 for the rafters.
Now, you'll need sheathing to cover up the rafters, 5 times the 4 feet for the 20 foot rafter, and 3 long makes 20 feet house length plus 2 foot rake. so 5 x 3 x 2 sides = 30 sheets of 4x8 osb at about $17 per sheet = $510. Add in a few 2x4's for the end gable framing, say 30 boards, 12 feet long, total @ $4 each, that'll be more than you need, you can use the trim ends for the barge rafter lookouts and blocking. That adds up to $120. 6 sheets of sheathing for each end gable = 6x$17 = $102.

Barge rafters and eave boards: 2x6x20 x 9 pieces x $11.39 = $103

I'm presuming your ceiling joists are adequate for the floor. If you need to replace them, probably use 2x12's, just like the roof, but a few less and shorter. Say $750 more.

Floor sheeting @ 3/4" osb is $25.50 per sheet. 4 sheets long x 5 sheets wide = 20 sheets = $510

So, lumber adds up to:

Rafters: $913.15
Roof Sheathing: $510
Studs: $120
Gable Sheathing: $102
Rake and eave boards: $103
Floor sheeting: $510

Total = $2258

A couple of rolls of ice and water shield at $147. A roll of synthetic underlayment at $85. 10 squares of roofing @ $90 per square = $900. 14 pieces of drip edge @ $4.66 - $65. 32 hurricane clips @ $1 each. $100 worth of fasteners. Adds up to $1339.
Add $200 for starter strip and ridge cap and ridge vent for the roof. Add $200 for extras and contingencies.

Total adds up to $4000 in round numbers for all you need to do this work for the rough carpentry and roof. Doesn't include soffits, trim, insulation, wiring, etc. Add $750 if you need floor joists, which you probably will. This presumes you have a load bearing wall down the center to support them; you can't span 32 feet with floor joists.

If you can't support the floor with a wall down the center, you'd have to use attic trusses, you'll get less space upstairs, but it will be easier to build (if you use a crane to set them). Say $2500 for the trusses and $700 to set them. That will be instead of the 2x12's; the sheathing and other stuff will all be the same.

 

[matt_i]

If you can do attic trusses my guess they would be $250/each or less, applied on 2ft centers. Lets just say 18 trusses for $4500. Could be worth it as they should all be able to be set in 1 day with a shooting boom forklift or crane. Sheath and underlay in the next 2 days to get water protection back.

Just guessing 30 x 34 on each face of the roof, 2000 sf osb. Lets just say $0.50/sf, $1000 roughly.

You might spend $10k on all of the materials but I wouldn't think $20k.

 

[merlinpro]

Thanks guys...

thouht that seemed a little high.
I will contact a few other places to see what they can do.
Seemed like they didnt want to bother with a home owner anyway.

Thanks for replys!

 

[jetnow1]

Consider turning the axis of the roof 90 degrees and using a gambrel style roof
to maximize the room upstairs. This would allow you to use somewhat smaller
lumber though more of it. Good luck with it. Just for comparison the lumber
package on my 24 by 30 garage was about 7500, though this was not including the roof covering or the siding. 12 in 12 roof pitch for room upstairs. If you are doing this do not forget to budget for siding, windows, etc.

 

[Keel]

My guess is the 20k was total when finished..
not just lumber.. but everything,,
the lumber/ the plumbing
the electric
the roofing, the siding
the floor and wall finishing and insulation..
permits..

Or they said 20k for someone to do it for you..

If I'm raising a roof.. I'm making rooms and a 2nd floor..
that will also require REAL stairs to that floor.. not the fold up pull down ones..
I'm not a carpenter ,but I think the guy that broke down the cost for you missed a few,, like the stairs,(and all the wall reworking/framing for them) and the framing between the 2 floors..(sills) for the 2nd floor walls,, that are not there now.. and any framing needed on 1st floor to support the 2nd.. many times what is there isn't enough for code.. A friend put a 2nd floor on his ranch.. and to do it, he needed to redo much of the 1st floor framing, as it was not designed/engineered to have the weight of another floor on top of it.

 

[Randy in Maine]

A real lumber yard (and a local one) would be a far better place to source the materials. The wood and the prices are better + they usually deliver for free.

 

[jdsac]

Get your plans drawn up and take them to 2-3 or so lumber yards for a lumber bid. A bid - not a guess.
Another way to do it if you just want to get a "back of the envelope" figure
is to separate your lumber by sizes and then ask how much a thousand board feet for each size.

Either way, shop it- that's what the builders do

 

[larry_g]

Without a materials list the store is just guessing. SS Dave gave you a decent estimate and what you have to do is nail down a real list for your project and go from there. Don't forget the cost of the stairwell and stairs.

lg
no neat sig line

 

[Voi]

Its only 20w x 32 long so not really big.
I know lumber isnt cheap but, didnt think that was right.

Has anyone done something to this size and spent this much for lumber?

My cabin is 32 x 20 and our entire lumber package was a bit more than that and includes many things that wouldn't even apply to your project.

You've already gotten good advise. I just want to add to the attic truss idea. I would look into attic trusses with a raised heal and a flatter pitch. Or the same pitch of that's the look you want.

This spreads the lowest point of the useable headroom space further out. I believe there is a thread in the gallery section with this type of truss. I'll take a stab at finding it and post back if I do.

 

[Voi]

Here's the thread:

http://garagejournal.com/forum/showthread.php?t=117074

And here's a direct link to a picture of a raised heel attic truss.

The taller you go with that heel the more you're spreading out that headroom.

Engineering might want to see sheathing overlap the joint between the truss and the top plate. That will be tougher in a retrofit like you're planning. That's just a wild guess on my part and maybe not necessary.

 

[merlinpro]

Thanky you guys for all this info!!

I did hit a real lumber yard today and as you guys said, they would like to see a "plan"

He did think that was fairly high (20,000) especially if thats just for the framing lumber and the roofing plywood.
Im only making the roof about 8 to 10 pitch on both sides and rafters will be made so no trusses purchased...no rooms in the attic so not a full blown second level.
Maybe im just living in the past, where its cheaper!

So il have my friend see if he will do a plan and have an idea how much lumber i need.

 

[Kaizen]

cape cod area with a roof like this.....over 100 years old? 2x4 balloon framing? that's going to be your problem.
tearing off a roof your living under?
unless restricted i'd make this a full 2nd floor with 2 rooms. no sense doing all this work without increasing the value.