Framing costs?

[Shovelhead]

Curious if this bid I got is in line with "the going rate" these days. Seems awful high to me, but so does most anything I go to buy.

Metal building.
Framed room inside using two of the existing walls and steel frame work.
16x30, 10' walls.
Storage loft above with a 4' staircase on 30' wall.
Nice sized landing at top of staircase. Full hand rails.
2x12 ceiling joists 16" OC decked with 3/4" CD plywood.
Only the outside walls skinned with 5/8" T1-11 siding, which would be the 30' run with staircase and the 16' wall on the end.

Eight thousand bucks.

 

[rburke65]

Prices are really up, so …
a rule of thumb….who ever thumb was….labor pretty much = material. Probably not too crazy

 

[Shovelhead]

Labor is 2500 so I was told.
I couldn't figure all the hardware needed but I did a quick tally of the lumber cost and came up around $3500.
I'm not a framer so I'm certain I didn't account for every stick of wood.

 

[ace10]

How much were the other quotes?

 

[LXCam]

That’s like $16 a sqft. In today’s market it’s no deal but

 

[Shovelhead]

How much were the other quotes?

Another feller that I'd consider has been to busy to even come look at it or guess at it on paper.
And there lies a major problem where I am.
Out in the sticks, nobody wants to work and those that do have enough work to last them through next year.

The one quote I've got he said he could probably start next week.
Time is money, need this room built so I can move furniture in to it(climate controlled storage) and get our house sold while the gettin is good.
They got me by the nutts I'm afraid,,, but can't afford to waste money either.

 

[egdede]

Prices are really up, so …
a rule of thumb….who ever thumb was….labor pretty much = material. Probably not too crazy

I've known contractors who bid jobs with a variation of that formula. Labor at 2x material costs in So Cal not uncommon. the first one I met who did that specifically did it in response to people trying to negotiate itemized bids. The more specific you are in itemizing the more the customer wants to haggle.

 

[mike93lx]

Labor is 2500 so I was told.
I couldn't figure all the hardware needed but I did a quick tally of the lumber cost and came up around $3500.
I'm not a framer so I'm certain I didn't account for every stick of wood.

Add some for whatever you are missing, plus the time to source it, plus overruns, plus trash disposal, plus, plus.

So worst case, there is 2k you can't account for, I bet a lot less once the rest of the stuff is added on.

If this is something you need done, I'd call that close enough.

 

[K'ledgeBldr]

I realize you’re trying to make sure that you’re getting your “money’s worth”. But sometimes that’s not the only factor- and in your case, time!
You want to get it done so you can proceed with other projects; yet at the same time, not over spend.

With that in mind, the price is not exorbitant but not “a deal” either. But if he can start right away, and knock it out in 2-3days, I say you're money ahead!

If you wait for a bargain- is it really a bargain when your plans go to **** because this project isn’t done!?

Then there’s the material prices creeping up again, and the forecast doesn’t improve until maybe 3qtr 2022.

Time is an economic factor also!

 

[jonshonda]

Everything is more expensive and everyone is busy, and it seems to have created a real imbalance in people being able to afford to have work done.

I don't know who can afford the houses being built or sold right now, but I sure as he'll know it's not me!

 

[ace10]

Another feller that I'd consider has been to busy to even come look at it or guess at it on paper.
And there lies a major problem where I am.
Out in the sticks, nobody wants to work and those that do have enough work to last them through next year.

The one quote I've got he said he could probably start next week.
Time is money, need this room built so I can move furniture in to it(climate controlled storage) and get our house sold while the gettin is good.
They got me by the nutts I'm afraid,,, but can't afford to waste money either.

If the single quote you've got can start next week, then either A) he ***** or B) he gave you an "I dare you to say yes" number.

Keep looking so you have at least two options to consider.

 

[FMB4]

No less than 2 quotes for any work at or over $1K is what I try to follow. Meanwhile, there are sometimes a number of online sites that can give a range of estimates for such and such work in your area.

 

[Shovelhead]

Update.
This framer turned out great. Paid him for material on a Saturday, material was delivered the next Wednesday before Thanksgiving. Started work the following Monday. Done in 3 days.
They showed up at 5 til 7 every day, picked up their tools and swept the floor every day, and the room and loft is built hell for stout. Unbelievable for what you typically get for hired hands around here.
Had to order French doors so he’ll be back to install those. I got plenty of wiring to do before then and will get him to put up the ceiling when he does the doors.

Whether it was 5 dollars or a thousand dollars more than the next feller, it was well worth it to me. Somebody showing up and doing what they said they’d do, and doing it right with pride in their work is priceless in today’s times.

 

[Shovelhead]

Progress

 

[LXCam]

It’s rare to get updates on stories like yours. And even rarer to hear a happy ending. Most excellent my friend

 

[mike93lx]

Great to hear it went well. Getting someone that cares like that about their work and the site is not common

 

[Improved700]

NIce buildout. What is the minimum and maximum height on the "upper deck" ?

 

[Shovelhead]

NIce buildout. What is the minimum and maximum height on the "upper deck" ?

Don't have any measurements but the walls are 14'. The peak of the shed is ~17'.
The room has a 10' ceiling. Add the 2x12 joists, 3/4 plywood and the top plate and the upper deck floor winds up 11' from the floor.
Not going to square dance up there.

An 8' ceiling would allow for a lot more room to stand up and move around up there but for me that area will be used to store things I won't need to get my hands on very often.
Christmas decorations, boxes, old motorcycle parts, and,,,,and,,,and

 

[billspit]

Glad to hear a good story for a change. I was scared it would be the opposite since he could start so soon.