Ballpark figures and suggestion

[operatorextreme]

Hi

New member and enjoy looking around the forum. Pictures of the garages are fantastic.

I would like some opinions, if possible, on cost of building. This would be for a retail sales outlet for a mom and pop type store. I was shocked with the first quote I received. I have some knowledge of construction of homes and detached garages but the last one I had built was many years ago and know building prices have risen dramatically.

The building in question

1. 70ft x 50ft x 9ft or10ft ceiling most likely "stick type build" because we must finish off inside.
2. Approx 5 ft over hang on a 70ft and 50ft side for porch type appearance
3. Figures about 4100 square feet of concrete at 4-5 inches with appropriate footers
4. Industrial store type front door with about 4 windows on other parts of building.
5. White metal ceiling with insulation
6. Walls need insulation with osb fasten to studs. Then a attractive sheet type covering put over osb board.
7. A few framed walls on inside for office, restroom, and storage.
8. Located in Kentucky area

My quote was $220,000 for contractor to build all and hand me the keys to the front door when finished.

I priced the slab of concrete from local contractor at about 20-$25,000? This seems to make the rest of the build look way to high? Maybe Iam wrong?

Any opinions would be appreciated.

Thanks

 

[Kevin54]

Welcome to Garage Journal. Hope you hang around so we can see some pics of the build.

I can't help you as far as prices, but I will tell you that you are going to pay WAY more for a commercial building than you are a residential building of the same size. Location makes one difference, and if you could put the state or country you're in, then others from you area may be able to better chime in and answer things.

But you will pay more for a commercial because it has way tighter restrictions than residential. The way your wiring is ran, the amount of exits you need, the size of the exits, the types of doors. Just for example, a door for a residential building may cost you $200 for a nine light door. For a commercial, you are looking at way heavier doors, full glass, steel frames, and so on. I would guess the doors are going to cost 10x's the price if not more. Your electrical will be different than a residential building. You won't be drilling studs and adding outlets in the walls, or running 12-2w/g. You'll be pulling wire most likely through conduit. It all starts adding up.

I did go back and see where it is going to be stick build. What are they specifying as far as trusses, wall studding? I would shop around for a few more quotes, but I wouldn't be surprised if most come in about the same. You may find one that drops into the high hundreds, but when commercial is mentioned, the price will be higher.

 

[kd3pc]

$220K by 4k sq ft......$55 a square unless my math is wrong. Not a bad price when you look at it that way. Not sure what the exterior finish will be, but with OSB, whatever "sheets" you use to cover the OSB, insulation and interior work, your estimate is low when compared to middle TN or SW Va. Finished in those areas, for non-commercial get to $65-70 a square real quick. Northern VA would be double your estimate, most likely - somewhat due to higher labor costs, code requirements, ADA access, regs, etc.

I would get several quotes and be sure to include electric, plumbing, datacomm, audio, etc since you are asking for the interior walls to be finished. IE anything that needs to go in the wall, should be identified and accounted for, before hand. Same with lights and fixtures.

For example, as an electrician, I can bid 4 tube 4 foot fluorescent fixtures that can run from $25 for strips all the way to $150 or more for a nice hanging fixture. And when you may need 40-50 fixtures, that can add up before you even get to fancy bathroom or office style units. Same for faucets and toilets.

All the best, and for sure get more estimates.

 

[72Anthony]

Welcome to the forum!

I will second what the others have said regarding commercial construction. In addition, there will likely be requirements for handicap accessible bathrooms, fire alarm, and possibly fire sprinklers.

I think your ceiling height is too low for two reasons: with a large, open space even a ten foot ceiling makes the space feel confined (think some of the older airport terminals with low ceilings). Second, a taller ceiling of 14-16 feet allows greater flexibilty, such as allowing warehouse space in the back or completely repurposing the building if you had to sell it.

Regards,
Anthony

 

[wssix99]

My quote was $220,000 for contractor to build all and hand me the keys to the front door when finished.

This is chap. You be lucky to build an unfinished garage in my area for that price per square foot.