Kuhlryde said:
Hi guys.
Been a while since I posted. I found a builder who is adveristing turn-key garages, for what i think is, on-the-cheap.
I can only remember these off the top of my head (left the flyer at home)
25x25 $10,000 and up
25x30 $12,000 and up
25x40 $14,000 and up
This includes poured floor, vinyl siding, 1 foot overhangs, 1-16 foot door, labor, and a few other things.
"and up" is what I am most worried about those quotes, but what do you think? Generally a good deal? I imagine these are a 10 foot wall, so I will need to account for footers and 12 foot walls for a lift.
First thing is that those prices are unrealistically cheap no matter where you're building in the U.S. right now.
25x25 $10,000 works out to $16 a s.f.
25x30 $12,000 works out to $16 a s.f.
25x40 $14,000 works out to $14 a s.f.
I would guess that if they're that cheap, you'll get the following:
- you'll be on the hook for all permits and variances
- doesn't include taxes
- labor is probably minimum wage or slightly higher at best (probably day laborers and one moderately skilled carpenter)
- this price will not likely include site prep if they have to remove trees or you have a sloped site
- 4" (maybe) thick, 3,000 psi concrete slab - wire mesh and vapor barrier probably not included in base price.
- 4" exposure vinyl siding over 1/2" styrofoam sheathing in lieu of osb or plywood except at building corners which is a code requirement unless they use let in bracing.
- no house wrap
- no insulation.
- light duty 16' x 7' uninsulated steel overhead door on light duty tracks with no operator.
- no windows.
- one basic low end walk door (maybe).
- standard "w" roof trusses at 24" centers - no attic access ladder
- roof is going to be a basic three tab shingle with 15 year warranty over 15 lb felt and the thinnest osb decking code will allow.
- no electric, or provision for future electric service.
- and last but definitely not least, you probably don't get much of a warranty if you get one at all.
Check them out at the local building department. What's their track record like?
Are they insured? Will they cover you, your family, and the rest of your property while they work on your site - basically, will they list you as an additional insured on their policy for the duration of the project? Are they licensed and bonded (if required by your state / local AHJ)? If they can't answer YES to all of those questions, you need to run as far from them as fast as you can.
You're right, upgrades will be outragiously expensive. That's how they're making a profit so they're unlikely to let you do part of the work while they're on site like run electric service to the building from the house.
I'd be leary of spending that much money on a garage unless you were able to see past and current projects under construction and were able to talk to the owners. Personally, if it came down to building that building to get it built or waiting a little while longer to get a quality garage, I'd wait. The long term headaches and maintenance from building cheap up front rear their ugly head quickly. Good luck with whatever you decide to do.
