Building a Detached Garage in SoCal

[Ferrino]

We've recently been looking at buying a new home here in San Diego, but it doesn't have the garage I am after. It does have a decent yard that would support a detached double-garage, though, and there are no zoning/title restrictions on such a structure. The garage could be located at the very rear of the yard and there is access to the street.

I started looking around the web for estimates on how much it would cost to build a simple detached double garage and was encouraged by estimates of around $50/sq. ft., which would be around $20,000 and within our budget.

I then called a local general contractor today and was surprised when he said the cheapest deal you could probably get in SoCal would be around $175/sq. ft. I am calling a few other contractors, but does this sound right? If so, is there any way it can be achieved more affordably? I am happy to do as much as possible myself - I can deal with permits and do finishing work, but I think the structure itself would need to be contracted out. Is it a case of me finding the individual sub-contractors myself? If I went down this route, does anyone have any example costs for doing this in SoCal, please?

Many thanks for any help you have - I am totally inexperienced in this area!

 

[Cyberbear]

Over the years I've built several garages, some myself and others by contractors. The best way for me was to hire a concrete contractor and pay the concrete supplier company myself to make sure the bill got paid. I did this with each additional contractor for framing, roofing and stucco. This way you avoid liens from material suppliers when they aren't paid by the other trades, and you are making sure that the job is done properly.
If you are not familiar with the building trades, take out a permit and have the code enforcers make sure things are done right. Also, you can estimate the actual materials cost by calculating the materials yourself, and then see what a contractor's labor will cost to build your structure. If you've never done anything like this before it's a good learning experience.
many general contractors hire subcontractors and you end up paying the mark-up by the general contractor when he adds his profit margin to your bill. It's a lot like buying a car, you need to know how the game is played before you sign anything. I learned a lot when I worked for a general contractor in my college years.

 

[Ferrino]

Thanks. I'd love to learn how to take the role of the general contractor and do the permit and find the sub-contractors myself: I just don't know how I'd start as I have no experience with construction. The threads on here are great, but they are typically written from the perspective of someone comfortable and experienced with construction.

I've seen a bunch of websites offering plans for garages - do these come with guides on how to coordinate the different stages - foundation, frame, roof, siding etc..?

 

[veltex]

A detached double garage is not a complex project most times. Think "start from the ground up" and make a plan, permits (if required), ground prep, concrete, framing/siding/roofing, electrical, interior and exterior finishes, badabing. You can get recommendations for labor from suppliers, cruise someplace where construction looks organized and get some names and numbers, from someone who has had a shop built lately, etc. Go get the garage you need.

 

[Vintage Veloce]

I'm in San Diego and have ben dealing with the same issue. Ferrino, where are you in SoCal?
I've been looking at the socalsheds.com website as they have pricing there and it works out to about $50/sqft, but like you I have found contractors have been bidding a lot more...
Carl

 

[Ray-CA]

I'm in La Mesa and have a contractor that charges $50/hr per man and you buy the materials. He's also FAST, wastes no time or any of your money. He'll also let you do as much of the work as you want or are capable of. We paid about $35/sqft for a 28x30 with vaulted ceilings. You're welcome to stop by and take a look if you'd like.

My wife and I insulated and along with my Father-n-law, did the electrical. If you're interested, send me a PM and I'll give you his contact information.

Ray

 

[Cyberbear]

From what you've described, you are looking at a 400 sq/ft garage, which is about average for a two car structure. Once you have the slab poured, you and a couple buddies can throw up the framing yourself, leave the concrete to the pros, but be sure you've got lots of steel in the slab and footings. Once you decide what wall height and type of roof framing, hip or gable, the rest should be easy. Do a little Net surfing and see what needs to be done, also your local building dept. usually has hand out sheets for garages. If you have questions, let me know. My present size shop is 2400 sq/ft and I have some insight into this stuff.

 

[Ray-CA]

Also, if you're in the San Diego area, Dixieline Lumber has "garage kit" packages in several standards sizes for a really decent price.

Ray

 

[softailgarage]

What area in San Diego are you building? A location in Ramona or Encinitas, Valley Center or LaJolla? I would imagine the location would play an important part in the price you pay and whether or not you will be allowed to do such a thing. Just curious.

 

[Ferrino]

Thanks for all the replies!

The home we are considering is in Clairemont (under the code of the city of San Diego) and our agent has looked at the title and there do not appear to be any problems building a permitted garage in the back yard - the neighborhood seems to have a lot of freedom to build. It sounds like the best way to do it is coordinate all the major contractor processes myself and do all the finishing myself.

Something I am very unclear on is the permit process - how does it work? Do you submit a plan for the building with drawings etc. and they then come to inspect as it is being built?

 

[jgorm]

I'm just finishing up a 25x33 shop in poway. If you are going to get permits, make sure to look at the setbacks. Originally I wanted a 30x50, but I have a 25' setback on all sides, and an additional 10' off the road. My quotes for contractors to build it (there is an office and bathroom too) were all $80K+. I'm just over $50k sub'ing it all out myself and doing the electrical myself. My cousin is a plumber and hooked me up cheap. Permits were a pain and cost over $1000. I drew up the floor plan after sending tons of emails back and forth, but I'm in poway and have good permit people that will talk on the phone and send emails. San Diego has an office that you have to show up to and wait in line. No phone calls or emails.

 

[D-n-Tyke]

Also, if you're in the San Diego area, Dixieline Lumber has "garage kit" packages in several standards sizes for a really decent price.

Ray

We are currently looking at doing exactly this in Lakeside. Buying the kit and having a contractor put it up. The kit we are looking at (24x30) is right around $10k-11k in materials and the contract that finally got back to us wants $21k to put it up. Seems a bit much if you ask me but I am still waiting on two other bids.

Ray-CA, could you PM the number for that contractor. Would love to see if he would be willing to give a bid.

Ferrino, While your relator may have told you you are fine to build unless she shows you a plot plan with specified setbacks and restrictions I would look into it myself before making any major choices. We were told the samething, "No worries, you are in Lakeside (unincorporated)" and since our plan was to build this garage to park a motorhome in height was of importance. Now that we are moving forward with getting this build done we find out that there is a height restriction of 12' to the peak. Not going to work for a motorhome. Oh we CAN go higher than that but it requires a special $5000 permit. No thanks.

Long version shortened, make sure you see the lot specs for yourself.

 

[Reseda]

I agree, before anything, look into zoning setbacks and utility easements. The best way, IMO, to do this is to have yourself or a representative go to the building department and talk to a zoning engineer. Bring a drawing of an existing site plan with your proposed garage plunked in. The engineer, if good, should be able to give you an idea on where to place the building, how high, etc.

If the building will be typical construction, you might get away without a structural engineer. However, if you do, for example, flat roof, long spans, etc, you might need to hire a structural engineer for the permit.

Check what type of soil is on the property, this will determine what kind of foundation you will need. Not sure if they will require some kind of soils report.

How about neighborhood design councils? Something to look into if there is one in that neighborhood. If there is, they will have their own set of restrictions.

Curb cuts for a new driveway apron. This is a separate permit, at least in L.A., which goes through the bureau of engineering. Another thing to look into.

To boil the permitting process down. Every bureau, council, department, etc. will want a "say" in what you build in your property. Find out who those people are and what they require.

Hope that helps a little.

 

[Cyberbear]

Here's a little history for all garage builder newbies: Shortly after WWII there was in California a housing shortage due to returning G.I.s and there was an abundance of people who were throwing up shoddily built houses for buyers. The buyers complained to govt. about the bad quality and laws were passed whereby anyone building structures for sale had to be licensed and follow certain restrictions. This is the basic simple version of the story.
As time passed, govt. conveniently neglected to mention that permits could only be required for public (govt.) owned property, but now we've all been brain washed into believing permits are always required in order to build on Private Property, as well as municipal property. Now, due to public apathy and ignorance, everyone thinks govt. has jurisdiction and control over all property in the state.
People may remember that involuntary servitude was abolished after the Civil War, but voluntary servitude is legal and people volunteer away their inherent property rights everyday. People's fear and ignorance only serves to make more money for the state. Once you voluntarily take out a permit, just see how fast the tax assessor's office raises your property taxes. I suppose this is all about personal preference, but I've avoided permits for several decades w/o problem because permits are for the PUBLIC, not PRIVATE people. Unfortunately, most people do not know the difference, but you can bet the code enforcers do, and they're not going to rock the boat.

 

[D-n-Tyke]

Here's a little history for all garage builder newbies: Shortly after WWII there was in California a housing shortage due to returning G.I.s and there was an abundance of people who were throwing up shoddily built houses for buyers. The buyers complained to govt. about the bad quality and laws were passed whereby anyone building structures for sale had to be licensed and follow certain restrictions. This is the basic simple version of the story.
As time passed, govt. conveniently neglected to mention that permits could only be required for public (govt.) owned property, but now we've all been brain washed into believing permits are always required in order to build on Private Property, as well as municipal property. Now, due to public apathy and ignorance, everyone thinks govt. has jurisdiction and control over all property in the state.
People may remember that involuntary servitude was abolished after the Civil War, but voluntary servitude is legal and people volunteer away their inherent property rights everyday. People's fear and ignorance only serves to make more money for the state. Once you voluntarily take out a permit, just see how fast the tax assessor's office raises your property taxes. I suppose this is all about personal preference, but I've avoided permits for several decades w/o problem because permits are for the PUBLIC, not PRIVATE people. Unfortunately, most people do not know the difference, but you can bet the code enforcers do, and they're not going to rock the boat.

Do you have a source to cite that backs this up. I would love to tell a code enforcement officer to beat it next time I encounter one on a job site. But would need a source to back up my refusal. My parents had a retaining wall project shut down by the city because they didn't have permits pulled on the job. Would have been nice to have cited source to show the officer and, since it was a private project, tell him to walk.

I think the part highlighted in red above is what causes most of us to need a permit. If we ever want to sell the said property, at that point a permit becomes required. (unless I am interpreting what you are saying wrong)