best way to start a garage project.

[justin1795]

i have been on the site a bit now and its helped me decide my options. my question is mainly about dealing with contractors. my lot has some unlevel parts so i was thinking it would be best to hire someone who can build the building and level the dirt up ect.. i havent decided on pole or stick yet. we are required to have 42" footings and some areas would require build up so right now im thinking a stick building with a retaining wall may be my best bet. however the HOA has gave me the go ahead but would like it to have vinyl siding to match the house. should i be pricing concrete out on my own or do the builders get a discount if they know people ect.. i think i should probly have the survey of the lot done. the snow came a little earlier then i had hoped so i find its probly not the best time to be having contractors out. just trying to get my ducks in a row. i dont want to call to soon and have them think im a tire kicker.

 

[HoosierMark]

First if you have a subdivision lots, you probably do not need a true survey, you need someone to remark the corners of your lot. The pins may still be there and can be found if you have a metal detector and an idea where to look.

I would suggest you do both methods. Contact someone about a package deal on what you want. Also start contacting individuals on various parts of the contract. You will probably quickly find out you either like dealing with one person or like the idea of being in total control of the project by hiring individual contractors. You are correct about the contractors and the contacts. They do have ways to get things done quicker and cheaper because they buy in volume from the suppliers. Now is a good time to collect data and get the contractors involved. It sounds like it is not a large job, so if they could fit it in when the weather broke, they might cut you a deal. They need winter work to keep their workers busy. Plus they like to line up work for the spring so they can plan the work load and needed employees.

 

[boomer12831]

I can only speak on my own experience but when I built my garage, I got a couple of prices from local contractors. ( the ones that actually showed up ) They were twice as high as I had anticipated and they were not going to meet my specs on what I wanted. I ended up hiring out the concrete guy who recommended a guy that he knew who did the excavating. I purchased a garage package from a local lumber yard and customized it to how I wanted, then hired a guy to do the framing and roof. I had a local garage door co. do the insulated door. I was able to do all of the utilities, elec, water,gas,cable etc. my self. I did my own wiring and sheetrock also. It was a great experience for me and by doing it that way I learned a lot, and also saved quite a bit of money. It is only a garage and I had the time to do my homework. I would definitely do it the same way again and would consider building a house the same way. The money saved allows you to put money in to other things that increase the quality. Good luck on your project. BTW I go out to Ia. every year for the Knoxville Nationals. You live in a great state. Ed.

 

[BrerHair]

Can't beat word of mouth references. If you contract it out turn-key, then you want somebody experienced who has done it many times before, leaving happy homeowners behind. It should be a win-win.

If they cannot give you a long list and say "call anybody on the list" for references, and if you do not get 100% satisfied people among the ones you call, then he's not your guy.

And remember the Golden Rule in construction: Do Not Pay until the work is done. Deposits are fine, progress payments are fine, but you need to ask yourself: If this guy gets killed in a car wreck over the weekend, do I still have enough money left to complete the project?

 

[jlckmj]

Some people have had good luck being their own general contractor. Be aware that when your area gets busy, the sub contractors are going to work for the people that have repeat business, not the guy that is building one little garage.

It is not unusual for a contractor to commit to doing work only to put you off for a long time because he (they) are working for someone that will give them repeat work. Can you blame them?

A good genera contractor will tell you up front what their charges are, it could be a set fee, or a percentage of the overall job. A good contractor is worth gold, a bad contractor, well lets just say, less than that. Get everything in writing !

Jim

 

[ludakris04]

I have only called one contractor so far, but have already experienced a lot of what has been said. I would try to find someone who has had a garage built in your area and go from there. Along the way educate yourself on as much as you can so that you can weed out the good contractors from the bad.... $.02

 

[little d]

The one thing I've seen, time and again, is when the economy goes south, Joebob who has a hammer and circular saw, becomes a contractor. Not saying that he may not know what he is doing but....As has been said, if they cant give you references (not their relatives), run. Cheap ain't always cheap.

 

[justin1795]

thanks for the feedback guys. one contractor just called me back a month later. i really feel like there is to much snow on the ground to get a honest evaluation. our lot is very wooded in the back is why im thinking of hiring the survey out. we do have a small lumber yard in town that sell alot of lumber for homes ect. i should stop by and see what they have for builders. our contract at work expires in may so i wouldnt start contruction till we have a new one signed.