Developing a budget for my garage

[mw67rs]

I am trying to figure out how much my garage will cost to build. I don't want to get contractors involved at this point because I am at least 6 months from starting and probably longer. I will be moving south before I start this. Possibly NC, Indiana, Kentucky, or Tenn. So just in the very early planning stage. I haven't decided yet how much I will do myself and how much I will hire out. I am sure I will do some of the work just not sure how much. Depends on if I am able to get my brother to come out and help me.

I am trying to make a budget for my planned garage. I am sure I will be strapped financially to do this build and may have to do it in stages. Items like a bathroom, lift, and finishing the upstairs man cave may have to wait a while. If any of you who have been through this process can look at my line items below and see if there are any significant items I am missing I would appreciate it. Also, if anyone can help out with estimates for any of these items I would appreciate that as well. The items in red I am thinking I will hire out. The others items I will probably do myself.

Budget Line Items for 40' x 50' Garage

Grading
Water main line
Sewer line
Gas line
Rough plumbing
Slab
Exterior wall framing
Rafter/trusses
Roofing
Siding
Electrical main supply and fuse panel
11'x9' Rollup door
8' x 8' Rollup door
36" double doors
Exterior Stairway
36" man door
2 - 36" x 48" windows
8 - 14" x 24" windows
Heating/AC/HVAC
Interior framing
Drywall
Interior wiring
Electrical outlets
Lighting
2-Post lift
Bathroom fixtures and plumbing
Air lines

Thanks for all your help.

 

[bczygan]

Complete set of drawings
Complete set of specifications
Complete list of selections

Put it out for bids

Voila...now you know what it costs!

Anything else is a wild assed guess.

 

[nolimits76]

Complete set of drawings
Complete set of specifications
Complete list of selections

Put it out for bids

Voila...now you know what it costs!

Anything else is a wild assed guess.

He's mostly right. For instance, a grading package for a guy sitting on a flat barren lot is considerably less than a guy building on a hill side that has retaining walls, etc.

As approximate value I've heard $20+/sf kicked around, but that is usually a bare bones structure. You have water, gas, HVAC, etc.

You mentioned doing this in stages. What is the MAX dollars you want to spend? Whatever that number take 85% and use as a construction budget. Use 5% for engineering (soils report, building structure, etc). The other 10% will be used as contingency so you can make a few changes along the way that you didn't have the vision to see upfront, or because you encountered unforeseen obstacles.

Depending what your max dollar is, you may need to reconsider size, style and/or options to work within your budget.

 

[nolimits76]

Oh yeah, during engineering you will have plans drawn. Maybe some narratives thoroughly describing work scopes as well. The more of this you can do, the more "apples to apples" quotes you will get. The more detailed you can be, the more fair your quotes will be for the same work scope.

Don't forget to include insurance requirements. Also, have contractors provide you an OPTIONAL bond. Normally a bond runs 1-3% of the contract bid price; however, in the event the contractor flakes out, you can file a claim with the bond company and they are on the hook to have the scope of work finished. We use bonds for subs that we aren't familiar and/or has a large enough $ volume we don't feel comfortable carrying the risk if they flake on us.

Make a point to have solidly written contracts to protect yourself in the event things go south. Gone are the days of chicken scratch on napkins, an understanding and a handshake.

Between these various processes, you should have a well documented understanding of what is expected of the contractor and your build. It should cut down on confusion of material types, quantities, sizes, potential change orders, etc.

 

[spotco2]

Make a point to have solidly written contracts to protect yourself in the event things go south. Gone are the days of chicken scratch on napkins, an understanding and a handshake.

This can not be stressed enough.

I once had a contractor show up to start framing a building. They had it turned 90° in their mind for some reason. Luckily I stopped by to check on them and caught on before they had to much done.

 

[Blk88GT]

I just built a 40x50 shop and kept a detailed record of as much of it as I could.

You missed building insulation, drawings and permits/variances etc.

 

[mw67rs]

Thank you for the info. I know I will not get a very accurate cost without knowing all the details. I haven't purchased property yet so there is no way I can estimate or get a quote on grading, cost to run electricity, water, sewer, gas to the shop and many other things. I am just trying to figure out the minimum that I need and it will most likely cost more. So far I am estimating around 40-45K to build the shell of the garage. Then insulating and finishing the inside will add to that.

Blk88GT, thanks for finding those things I have missed.

Matt

 

[NUTTSGT]

You need to be realistic with what you want. For example, walls, 2x4 or 2x6. This will make a difference in cost and also when insulating.

Another item is roofing, what type of roof do you plan on ? Shingles or a metal roof ? Each will have a different type of roof deck construction.

 

[Ohmthis]

I haven't heard yet what you will be doing in this garage yet. Cold storage with a man cave on top, shop space to work on projects, a full decked out sanctuary? These answers can help! Good luck.

 

[rburke65]

Too many variables and not enough 'exacts'......32'x56 and I'm at ...?....$60k. But that doesn't tell you anything. Really can't compare. You don't even know where you will build. It will cost you at least 50% more and twice as long to get it built. Good luck!

 

[Blk88GT]

I have no plumbing in my shop and I spent significantly more than what you're estimating.

 

[Bsj04]

Just a rough guess from the little experience I have.

Materials for a shell about $20-$25 a sq ft for a stick built with siding
Materials for the inside including the utilities about $10-$15 a sq ft nothing fancy

That's materials only, Double those prices to include labor.

 

[bczygan]

Here's some help.

Do a preliminary cost estimate.

It's just like a regular estimate, but each item that you have no information about gets defined.

For instance, if you don't know what the lighting layout will be, just do a typical layout. Or do the layout you would like to have.

Same with all the other undefined variables. Things like lot cost. Find and price the kind of lot you would like. Do an estimate based on the grading for that lot.

This is called conceptional estimating.

You can get within 1% of the actual cost if you do it in complete detail.

Then you can start shifting things around. Move the money to things you want, and away from things you don't need as much.

This is how we design a project before it is defined. Define it. Everything is done on paper and a spreadsheet and can be changed with the press of a key.

A conceptual estimate is used to determine costs and budgets.

Just be sure not to leave anything out. Use CSI codes for the different divisions to keep track of all the parts of the project.

Do you understand?

Bill (Estimator)

 

[Slednut]

Just added a 26x30 addition to my existing 26x25 garage. Also have a second floor for living space. To do the excavation, all concrete work, framing and sheathing I'm at $26,000. The only items that went over budget were a $275 tarp, and 600 for a bigger pump truck so they didn't have to go up my driveway.

This is not counting almost $3000 for plans and permits. The guy that wrote up my plans charged a dollar a square foot ($1500).

I was planning on doing all the insulation and sheet rock myself but I'm finding those guys get such a deal on the material it's only a couple hundred more to have it done.


I'm located in the center of Washington State.

I did help them for a few days that almost payed for the excavation.

 

[mw67rs]

Thanks again for all the advice. I don't have all the answers for the questions and I know that prevents any educated estimates. Right now I am just trying to figure out all the budget categories. I am trying to do what Bill suggested. Just trying to figure out what I need to figure out. I am thinking I will use 2x6's. I am not sure how I am going to do the upstairs. A lot depends on what I can build when I move. I would like a large upstairs area. Has anyone done a two story type design? What I mean is could I do 14' walls with scissor type trusses but put a floor in at 9' to give me more room upstairs? I am thinking of having a 15x40 section of the shop have 14' ceiling and the rest of the shop have 8-9' ceiling with an upstairs area above. That way I have the height for a lift but maximize the upstairs area.

I will most likely have to build in stages. Start with getting the outside wheel done. Then install wiring and plumbing in the shop along with drywall and lighting. Followed by finishing off the upstairs. Then install a lift and begin purchasing equipment. I know it will be a process that spans a few years at least.