Dealing with contractors/garage cost

[Lhorn]

I want to add a garage stall.
Our house is a ranch style with a three car attached garage. There should be plenty of room to add a 4th garage stall so we are going to get bids from contractors (several who have done work for friends and coworkers).
My needs are pretty simple. I'd like a concrete floor and enough room to put a 4 post lift to store 2 cars. I want the exterior to match the rest of the house (painted wood siding) etc. I'm willing to insulate and sheetrock the interior and have a guy who has done some electrical work for me in the past who is very fair pricewise (this is a licensed professional, not a friend or handiman) . So I'd like to get this thing pretty stripped down and add niceities later as my needs change or budget allows. I assume that I'll keep my current right hand side exterior wall as a divider between the new stall and the other three.
This is northern california so I expect to pay more, but in general, what ball park figure would you expect to pay per square foot for this basic garage stall?
How negotiable are prices now? I've never been much of a haggler, but since this is a big project (for me), I'd like to get a good price. Not trying to cheat anyone, but for the first time in forever, it's a buyers market and I'd like to use that to my advantage. I can pay cash. Is it better not to let him know this or what my budget is (assuming he'll come in high if he knows I can easily pay)?
Any other advice for hammering out a deal with a contractor and getting a good price would be greatly appreciated.
Thanks a bunch.

 

[tdkkart]

Cash, as in green pieces of paper, not checks, can be a huge negotiator. Contractors, espesially those that are not neccesarily listed in the Yellow Pages, know how to spend it, as do they're subs if they're going to use them, and they like it.

First thing to do is to ask your friends, neighbors, co workers, etc if they know anyone that does construction, and who they'd recommend. Drive around on a Sunday looking for in-progress jobs, stop and talk with the home owner about who's doing the job.
You'll get your best answers this way.
We passed around a roofing contractor at work a few years ago, the guy did awesome work for very reasonable money, yet never advertised. He had been in business for years on word of mouth only.

Sorry, not a clue as to what construction will cost you in your area........

 

[matt_i]

I would add to get the best estimates, think thru the project and write down what you want done, and what the finished product should look like "in english". Drawings and sketches can and should be added too.

As this list develops, then you can submit it to more people and get more accurate bids IMHO.

 

[ddawg16]

Biggest factor is going to be how you finish the outside...or rather, what it takes to match the existing garage....

Based on what it is costing me to do my 20'x25' 2 story garage.....assuming you contract out the whole thing...I would think that $15K is going to be the low end.....

 

[denis4x4]

A licensed contractor gives you a certain amount of protection in California from fraud and shoddy workmanship. Either you're the contractor and hire specific tradesmen to complete the job or you hire a contractor and he does the job. While cash is king, a check does very nicely when you have to prove to the IRS that you spent X dollars on home improvements that changed the cost basis for your house.

 

[mikeyr]

S. Cal. 20ft.x22ft. addition to the existing garage, $38K 2 months ago, that should be your high end I would think.

I had a existing 20x20 garage, we took out the back wall and added 20x22, 9ft. walls with scissor trusses, 2 9ft. wide doors, one at the very back and one at the side. This includes the 4 skylights that the city required me to have (they wanted something green) and stripping the existing garage roof and roofing both garages. Also included a new insulated garage door and some very basic wiring to get passed permit. My quotes ranged from $25k to $53k, I chose the middle of the road from a contractor I had used before and trusted, could it have been done cheaper ? YES would I be happy with it, don't know, maybe but I am very happy with it so no complaints.

 

[Lhorn]

Had one guy come out today. Said he'd have an estimate for me in about a week. I'm gonna try to get about 3 more estimates. I was hoping stay under 20K. I'm asking for about 24x12 addition. Just enough for a lift and some storage room. Barebones interior. I'll let you know what the estimates come in at. Thanks.

 

[Lhorn]

Forgot to ask.....anyone know how close you can build to a tree? We've got a medium size oak tree that seems to be a bit in the way. Probably 30-40 feet high. Wife doesn't want to cut it. I'm willing the adjust the dimensions of the garage or have it shifted a couple feet forward if it will make a difference. I guess there are a few issues. One is cutting the roots and will cutting roots damage the tree much. Two, will root growth in the future damage the floor. Three, physically building the garage with the tree a bit in the way. Four, is it ok the have the tree overhanging the building a bit. Our weather is particularly mild so I'm not too worried about a storm knocking it over.

 

[35mastr]

Forgot to ask.....anyone know how close you can build to a tree? We've got a medium size oak tree that seems to be a bit in the way. Probably 30-40 feet high. Wife doesn't want to cut it. I'm willing the adjust the dimensions of the garage or have it shifted a couple feet forward if it will make a difference. I guess there are a few issues. One is cutting the roots and will cutting roots damage the tree much. Two, will root growth in the future damage the floor. Three, physically building the garage with the tree a bit in the way. Four, is it ok the have the tree overhanging the building a bit. Our weather is particularly mild so I'm not too worried about a storm knocking it over.

Cutting the roots could kill it .

Root growth will eventually crack the floor for sure and also lift it.

Overhang it is not a good idea either.Leaves will plug up the gutters and you may have problems with green moss growing on the roof .

 

[Lhorn]

Holy cow!!! The first guy I got a bid from just got back to me with an estimate. Basically approx 24-26 feet long, about 14 feet wide.....enough for a lift and some work/storage room in front of the car. I said price was definitely a factor. I wanted it stripped down...I'd sheet rock the inside. I want a concrete floor, 4 walls and a roof. His price for this 1 car garage addition with lift (I guess he thought he'd provide that) was $75,000.

I guess he either thinks I'm a rube, made out of money or he must not need work. I'll be getting several other estimates.

 

[john mac]

Come up with a plan and take that plan to a local lumber yard (doesn't have to be Home Depot but a contractor yard) . have the lumber yard quote you on the material, tell them you plan on doing the work yourself. Then ask them if you do plan too hiring it out could they suggest contractors. Now you know the cost of material and you can look at the labor. You can also have other quotes on material. The labor should be done by man hour, how many man hours to build and how much per hour per man. You could use $75 per hour and that would give you plenty, do our homework and you can save money.

 

[Lhorn]

Thanks for the advice. I'll looking into seeing what materials costs are and get some more estimates. There's no way I plan to pay any where near 75K for a 1 car garage addition. I'm gonna look into getting the basics done (floor, roof and basic framing). If feel confident that I can do windows, siding, sheetrock and have a guy to do the electrical.