Current cost to build livable space

[Walkers]

Backstory, I am a contractor here in Phoenix Az, but I am a specialty contractor and act as a sub contractor most of the time. I have built complete structures in the past, mostly for myself.

I had been planning an addition before the building materials prices exploded, and stalled getting my permit until now. He plans are drawn and ready. We are looking at building our guest casita for my wife’s mother. The plans are already drawn as well. We need to make a few modifications and had been chatting with the architect today regarding that and making the submission to the county for the permit.
Pre pandemic the cost to the builder, contracting all aspects out for average fixtures and finishes on stick and stucco builds was about $125 a square foot. I am looking for a current price for building to do some estimating of cost for this. I am likely to contract out everything except the windows and doors (Iron doors and windows are my specialty), as I am very busy at work myself.
If anyone has any current costs or anecdotal experience I would love to hear it. This is for my own personal edification.

Thanks,

 

[matt_i]

It depends largely on your area and of course the "level of finishes" but with all things considered I think $200/sf is a better number than anything starting with a '1' these days.

 

[nadogail]

In light of the current prices and shortages; you might find yourself considering alternative materials and methods.
Take a look at is being done outside the boundaries of your local area. Bricks from Compressed Earth, Straw Bales, and Recycled Plastic Waste come to mind.

 

[CombatNinja]

You’re a professional contractor in your locale and your best method of obtaining this information is by asking a bunch of amateurs from all over the place?

 

[Showkey]

Had this conversation around a neighborhood bon-fire with very large contractor last weekend. One neighbor asked the same home builder the exact same question. Matt( post 2) nailed the answer…….”the contractor said today its far more about the finishes”. His pointed out the kitchen, baths and main living areas can easily escalate to $400-500/sqft while bedroom/garage/walk out basement can be $80/sqft. He further added light fixtures choices, paved drive way, landscaping, lot prep, garage power/hvac/flooring was also mentioned are often added or left off the sqft price. Then the well/septic can easily vary by $30k. Deep well and mound septic costs can double the the category over night.

The neighbor continues to badger the contractor asking the same question wanting a price.

The contractor became defensive………if I give you a price $200/sqft……then you or wife change or add upgrades and the final price ends up at $300/sqft your going to be pissed. He said this is the most common question and the most argued point in the build process. His final comment “The only accurate per sqft price is after project is complete.”

 

[mike93lx]

Over $200/ft where I am in central VA right now. Absolutely nuts.

 

[yeldogt]

Posted this before .... I had to get an accurate rebuild on a simple 1700sf outbuilding. Basically two garages - connected together. No bathrooms or anything fancy. Quality construction -- plywood/ cedar siding (Painted) .... higher end asphalt roof. 100amp from the house with 5/8 rock. Painted inside. water to the building w/ hose outlet. That was at 250k . One 8x8 double set of wood doors .... 36 man door (wood w/ glass) 3x Marvin traditional wood windows. My contractor then said -- I know you ... add 25k. In major markets basic space was $150sf pre-pandemic.

There is such a wide range of finish materials -- it's really not possible without some idea of what is going in. Around me there are no full service builders even available until next fall ....

 

[Jsf721]

Up in NY the cost to the end user is 300-800 depending on finishes and selected contractor. Some of these contractors are taking advantage of the situation.

I had a quote to finish a basement The quote is a year and 2 months old. Never pulled the trigger because the kids all moved home bc of covid. Not a good time for construction.

Called to re start the conversation in July, contractor called back to let me know quote was no longer valid. I said ok what the percentage increase. He said I need to requote. Price went up 1.5 times.

he says it’s bc of labor and materials. I said ok but not 1.5 times. He said yes, that’s what he is currently charging and is booked for about 16 Months out !

tried to get another estimate but everyone is too busy for my little job.

I was quoted $ 34K complete materials and labor a year ago.

I’m on the sidelines for now.

 

[Walkers]

You’re a professional contractor in your locale and your best method of obtaining this information is by asking a bunch of amateurs from all over the place?

Well, I could rely on my current experience working on multimillion dollar estates, but it is not really relevant. The current price of steel has little to do with lumber packages and the price of concrete. If you hadn’t noticed prices are incredibly out of whack, so my experience building in whack is not current I am simply looking for people who have actually built recently, so I can armchair estimate what things are going to cost, so I can start to get my money in order before I spend 2 grand on a survey, 5 grand on a permit submission, etc.

 

[Toomanytools?]

Yes this is a loaded question, too many variables. Two years ago when prices were stable bids could be good for at least 30 days and even no changes for 90 days. Then it was much easier to calculate material cost, labor and a profit percentage for contractor. As with any build you will have upgrades or changes because of inventory. Today it's a **** shoot, it's hard to find materials in stock and when it is it's quickly sold out. Hard goods like bathroom fixtures aren't in stock. A metal contractor I work with is giving bids good for one day, 1 day!! It is nice to have a reasonable estimate " looks like $150/square foot" but I would plan for the worse. It's not only price fluctuating but getting the labor also.

 

[nadogail]

I was once asked "How many hotcakes will it take to cover a Dog House?". The person who asked me could not tell me the size of the hot cakes or the size of the Dog House.

The OP's post was slightly more coherent.

 

[dcg9381]

First, this is highly variable by geography (labor costs).
Second, it's highly variable by geography (engineering stamp requirements, do you have to use licensed contractors).
Third, there is a ton of other variation!

"county" sounds good to me. Better than "city".

Have access to water and sewer? Or on septic?

If you've got architecture, it's pretty easy to submit that to a company for a lumber bid.
Foundation and foundation engineering - could vary by 500%, depending on slope, design, all that.. You'd need to sort most of the "unusual" stuff (if there is any).

My SWAG, if pre-pandemic was $125 is $165-$175 to be safe, everything else being equal.

Personally, I like the flexiblity provided by metal building shells. Brick them up if you want them to look like a house. Do whatever you want on the inside. But I know that these have increased 200-250% pre/post pandemic. I think they still go up faster and cheaper than stick and brick.

My consumer price, essentially "GC assist" was $178 sqft, but on a larger structure (Texas). Some of that pre-pandemic, most post-pandemic (we did miss the lumber run up). I expect actual cost to build was in the $145/sqft area, but again larger structure. Leveraged 2nd stories (concrete is expensive)... Pre-pandemic, I've seen DIY-GC and doing trade work (HVAC/electrical/plumbing) drive actual money in down to $100-$110/sqft pre-pandemic.

Around here, I'd say an entry level "custom" home probably starts at $225-$250 sqft to the consumer.. That's all cake and very little icing.

Small structure around here with all the housing pressure? Hope you're not in a hurry... It's going to take 2-3x as long as before.

 

[FMB4]

If you need ask, then now is not the time to consider building imo. Harsh as this sounds, it's just how it is during these times.

 

[CombatNinja]

Agreed. When you say 'living space' I assume you mean foundation, framing, electrical, paint and basic flooring. That would be $190-200 per sq. ft here in the Carolinas right now. Bathroom is more like $300 and a kitchen $350. These numbers are up about 50% over the pre-pandemic 'normal'. Not even joking. Don't want to pay? Contractors don't care as they are booked out for a year even at those numbers. We are going to see a big return to DIY or just a lot of lower-priced homes that the owners simply can't afford to update. God help these people taking out home equity lines of credit to finance $50,000 kitchen remodels if the real estate market has a 'correction'. I'm not talking about people that make six figures and live in million dollar houses, they'll be fine. I'm talking about the suckers that bust their humps to clear $75K and get duped into taking out a loan to finance their wife's HGTV-induced dream. Hopefully that $50,000 kitchen will produce a couple of good meals he can cry into.

 

[Jackfre]

I had a meeting weigh my Insurance Agent to review coverages. He is a very important guy in my life here in the foothills of CA. In reviewing the Homeowners he said that the sq ft they are looking at in the area is $350.

 

[metlmunchr]

I'm in the Asheville NC area. New construction costs here run neck and neck with sale prices of existing houses, and both are insane.

For example, the worst looking house on my street, a 1950's 1200 sq ft box with no garage or carport and nothing resembling a yard or landscaping, sold for $165K four years ago. Under the new owner, it went backward as they added a dirt circular drive in front, a bare galvanized roof, and a fire engine red paint job. Original single pane windows, no A/C, etc. That sold a couple months ago for $415K, or $348/sq ft.

New construction on the last remaining lot on our 3 block long dead end street finished up a couple weeks ago. 1800 sq ft living space plus double garage. Concrete drive, heat pump, nice initial landscaping, etc. Owner bought the lot for $60K and hired a local builder with a good reputation to do a turnkey build for $580K. All in, the owner is at $355/ sq ft. Couple years ago, the same house on the same lot would've been in the $380K range.

Not a good time to buy or build around here.

 

[rburke65]

There are too many variables here. Go to lumber yard…box store…give them your plans for a ‘guesstament’.

 

[yeldogt]

I had a meeting weigh my Insurance Agent to review coverages. He is a very important guy in my life here in the foothills of CA. In reviewing the Homeowners he said that the sq ft they are looking at in the area is $350.

So that's the rebuild cost ... ?

Obvioulsy -- there is no land cost. Add it Some $$ for removal costs. Do they factor foundation? Having had two major fires in my life .. I really go over my policies.

 

[UglyViking]

I know it's not a livable space but I got a quote for a 32x40x12 3 bay garage with a half a bay office wall (studs only) in southern NH about a month ago. Quoted 78k, the quote did not include electrical, water, interior drywall, sitework (survey, excavation, town planning/docs) or even concrete foundation. I think factoring in electric, site prep and foundation and I'm prob around $85/sqft without drywall/plumbing.

Prices for labor and lumber are still pretty insane right now. Great news for contractors but it's priced me out of the market for the time being, I think costs of metal buildings are even up.

 

[Walkers]

So that's the rebuild cost ... ?

Obvioulsy -- there is no land cost. Add it Some $$ for removal costs. Do they factor foundation? Having had two major fires in my life .. I really go over my policies.

Wow, I do not envy your experience with fires, one is more than enough for most folks, zero is preferable.

 

[Walkers]

There are too many variables here. Go to lumber yard…box store…give them your plans for a ‘guesstament’.

Plans are being revised at the moment. Also weighing the cost/benefit of steel framing.

 

[Walkers]

If you need ask, then now is not the time to consider building imo. Harsh as this sounds, it's just how it is during these times.

Oh, build we will, just not the retail build that most people do. I am able to act as general contractor. I don’t really want to pour concrete, but I can. Same with every other aspect of the job. From the grading to the roofing. I will probably take on more of it than I would like.
it is roughly 650 sq ft. I am going with the figure of $162,500, or $250 a square for my rough estimating purposes. My in-laws will pay for a portion, likely at least half. I doubt my father in law will make it to move in time, as he was diagnosed with mesothelioma and his expiration date is some time in the last quarter or two of next year. He has surprised me many times before though, so he may live longer.
Plans should be finalized shortly, as we have some minor changes to them. After that I can start getting actual bids and see how much I think I have time to do, then I’ll cut that list in half.

 

[dcg9381]

So that's the rebuild cost ... ?

Obvioulsy -- there is no land cost. Add it Some $$ for removal costs. Do they factor foundation? Having had two major fires in my life .. I really go over my policies.

This has been a big question for me also. And my insurance company uses some darn software to assess value (nationwide) that doesn't really work well for what I built. IE - they think building under the foundation is cheaper here.... In my area, it's a LOT more expensive.

The way I see it, if the house got wiped off the earth, I'm at least up the substantial costs of foundation. The only caveat to that is if there is a fire and the fire melts the plumbing that's within the slab - because you'd need to cut the slab, which is now in "pieces" - so perhaps a rebuild might cost more than new construction in the event of a fire that damages foundation plumbing?

 

[jetnow1]

Did an addition 3 years ago to add in in-law suite for my sister. final number worked out to 235 a square foot. I had originally estimated 150. Foundation guy delayed us till a December, then we had to frame, side, roof etc in bitter cold weather with 20 mph
winds on average. Brother in law decided he needed an electric on demand water heated, had to upgrade the service to 400 amp.
My sister decided the existing sunroom we were converting to the bath/laundry had to be extended two feet in width, meaning an addition to that foundation, as well as completely redoing the floor joists, sub floor etc. There was also a change from 8 foot walls to 9 foot walls and a vaulted ceiling.
My point is per square foot pricing means nothing unless you have all the specifics involved.

 

[nadogail]

If all you want is a shelter to keep the wind and rain off, you can build it cheaply. If you want aesthetics and code compliance you had better get a bigger check book.

I have seen some pretty decently functioning shelters built from recycled pallets, scrap lumber, cardboard, recycled paint and plastic sheeting.

 

[Jackfre]

So that's the rebuild cost ... ?

Obvioulsy -- there is no land cost. Add it Some $$ for removal costs. Do they factor foundation? Having had two major fires in my life .. I really go over my policies.

the policy in a total loss includes a clean sweep for environmental/hazardous waste. C clean lot as described to me.All these folks who have lost their homes here, even when able to get back to the property, cannot begin the clean-up. Get ahead of it an your insurance declines coverage. Given your experience, and our long friendship, pm me your address and I’ll forward my policy for your keen review