Garage Quote - Gulp!

[kartracer23]

26 x 26 $55,000! WTH?

Now that does involve pouring a new apron (15 x 26) and a few special things (like 2 man doors), but c'mon...that's $81 / sf.... for a garage?

My house - which is pretty nice - is appraised for $51 / sf.

He didn't give me the entire breakdown, but here's a few of the items:

Concrete $17,000
Electrical (3 outside lights, 4 ceiling lights and some receptacles) $4,000 (already has power to it).
Garage Doors $3200 for 2 10 x 8 double panels, no windows

And I'm not in some high-end area - the average home price here is $48,000.

I was shocked. Knowing what work goes for around here I was expecting in the $17,000 range - not more than 3X that.

Should I be shocked at that??

 

[Kev442]

You've answered your own question. He's a thief.

 

[50cal]

Shocked you should be. Time to get more bids. Apples to apples. DIY.

 

[atotalnincompoop]

does that include insulation, drywall, interior finishing etc.?

 

[kartracer23]

does that include insulation, drywall, interior finishing etc.?

No, it's unattached...

 

[atotalnincompoop]

i wish i could of charged that much for all the garages i have built for customers.

 

[Jack Olsen]

As a contractor explained it to me, a sky-high bid is a good way to make a job you didn't want in the first place worth your while.

 

[Milton Shaw]

At that much it should be already be full of tools and toys, corvette or two. Maybe that's what he quoted on was including boxes, benches, lifts etc.

 

[kartracer23]

As a contractor explained it to me, a sky-high bid is a good way to make a job you didn't want in the first place worth your while.

Oh, I completely understand that - I'm in sales myself. I've done it to get rid of problem clients, but never completely out of line like that. We live in a small town and if you get a reputation for being overprices, business dries up quick.

But this guy has been out to look at it 3 times now, so he must be somewhat serious about wanting it. If not, he'd a just waited a couple of days and shot me a crazy price.

I'm going to talk to the Amish next...

 

[volvo]

...
...........BINGO........

>>I'm going to talk to the Amish next.>>

 

[NUTTSGT]

Tell him his estimate is 1 month early.

 

[Darren Thomas]

That is pretty common for prices around here to build a garage. I was quoted $60k for a two car single story garage without electrical, plumbing, or insulation. Just siding and a roof.

I built a 2 story 30 X 40 with the highest quality materials available with hydronic heat, electricity, natural gas, internet, cable etc... I did it all myself for quite a bit less than the quote they gave me for half the garage. Of course you have to have a year or two of weekends to give up to make that happen. To me it was worth it.

 

[Al Bundy]

$3200 for doors? I have two insulated 9 x 9's that are rated R18 that I paid $2200. I paid $4100 for a 30' x 40' x 6" floor with 4000 psi concrete with wire mesh and fiber. I think I would tell this guy not to let the door hit him in the *** on the way out.

 

[ambenz]

Ridiculas!
I think Jack hit the nail on the head!!!
In 2002, I had my 22Lx30Wx10H garage built by Steele&Loeber for 22K including 1000+ square feet of driveway pads, full foundation, a window, mandoor, and 60 amp electical with lights and outlets. I think I paid another $2,400 for my 2, 9 foot "custom" Cloypay doors with windows.
I live in a upper middle class neighborhood where houses are still selling for 250k to 750k.

 

[bczygan]

I am a big fan of construction management. Get a completely itimized bid with EVERYTHING broken down. Quantities of materials, labor, taxes, insurance overhead profit and contingencies. Get every selection by grade, manufacturer and model number. Every general must do this to be considered. Look carefully at allowances to see if they are realistic and compare and equalize them between GC's.
Get every subcontractors name and references that are included and go inspect their work and talk to their customers. Then do the same for the generals.
Do your own materials takeoffs to check quantities.
Question generals about differences in materials or labor between them. Make all the bids apples to apples.
Find out the trade scuttlebutt about the general contractors and how busy they are, how expensive, their quality level and their commitment to schedules. Check their financials and judge their viability.
Consider a contract with rewards for early completion and penalties for late.
Then after all this, make some good hard character assessments between them.
Set up a payment schedule that protects you. Demand that the contractor finance his own work. Keep 10% for 1 year for warranty work.
Do the right homework and you will get the best bang for the buck in your area with the quality level you desire.

PS, You don't know if the price is reasonable til you get at least 3 qualified bids from qualified contractors. You can also do your own estimate and materials takeoff and get prices and subcontractor bids to compare with the GC's bids.

 

[Slick111]

I just built a detached 20 X 30 X 9 with 2 X 6 walls and bath room fully wired plumed insulated sheet rocked all legally permitted petty much turn key all I had to do was prep the site and paint it for $26500.I will post pictures this week end it can be done.

 

[Toymeister]

Here is another reality check: 18 X 24 1 man door, one OH door, concrete, 18 X 26' apron 100 amp service rough in 12/12 pitch roof, one window and one skylight 18,800 3 years ago. Brick exterior to match house $43.50 per square foot.

Constructed by Americans who spoke English, vice illegals.

 

[justin85]

Houses go for $48k in New Castle? Are they all shacks? I live/work in indy... for those prices, it might be worth the hour drive down I70.

 

[admranger]

Time to subscribe to Angie's list or something like that and find a new contractor.

 

[Steves32]

I had bids to build a shell- no drywall or electrical for $50-60k
That's for an attached 20x21 w/ vaulted 15 ft ceiling. I was the GC & subbed to contractors I know for 1/2 of that & that was totally finished inside.

 

[mrobins297aaa]

I think $17K sounds high

55K omg thats the kind of price you get from someone who has way too much work, the reasoning is "if I can get it for that I'll find a way to do it"

last November: 36x64 with 14' clg, 4 36x36 windows, 2 man doors with windows, 1-10x12 and 1 18x8 overhead door 4" concrete floor, singled roof, 1' overhangs........ $13.50 sq./ft it also included a 20'x20' apron

 

[gsport]

I think it's time to gather some friends and have an old fashion barn raising...

 

[GeorgiaHybrid]

Just finished mine at 32x52 (stick built) with a total of 102 yards of concrete work, 16' ceilings (including a 4' concrete stem wall above the slab), completely insulated and finished (painted drywall), (23) 8' overhead lights, new 200 amp service entrance, finished bathroom, 3 insulated Clopay doors, one man door, 2 windows, a GOOD security system and the outside was finished to match the house. That one came in at $48 a square foot.

This one was built during the recovery from last years tornados so the labor and material were sky high during the entire build period. 3 years ago, it would have been around $40 a square foot for the exact same building.

 

[kartracer23]

Last night I was thinking about some of the individual numbers he was giving me. His electrician was at $4000. Let's do the math...

We'll be generous and say that's $1000 in fixtures / supplies (probably closer to $700). So that leaves us $3000 in labor. Now, I pay my licensed electrician $40 / hr. for misc. work. He's been an electrician for almost 30 years and does a good job. Let's be generous and bump that up to $50 / hr. So for $3000 divided by $50 / hr., that's 60 hours. A week and a half of being there 8 hours a day. Seriously? To install 13 boxes and half a dozen fixtures...in open stud walls? I've watched my guy work and I'd think he could do that in a day - half a day with his helper. Hell, I know ZERO about electrical but I've watched enough This Old House to figure I could do it in 2 days by myself.

I figure that's more like a $500 + fixtures job - not $3000-$3300 for labor.

Talked to my neighbor last night that does concrete work and he said he'd be right at $4500 for the slab & apron. That doesn't include the foundation, but it's a far cry from the $17,000 I was quoted for slab / apron / foundation.

 

[Matt M PA]

When my detached 32x26 was built, an Amish firm brought the building somewhat prebuilt. Meaning, they had built the walls at their factory and trailered them in. The trusses too where premade. It took a team of 4 two days to erect the building on my slab.

The building itself, with 8 windows, 3 garage doors, one man door, sided, trimmed to match the house, with a walk up staircase to the second floor was about $20k. I can't easily quote what the slab was as we also had the same contractor do the driveway to the new building.

I did the electrical myself. And...off topic....I am proud to have had my rough and final inspections pass the first time.

 

[akdiesel]

Im a firm believer of "You get what you pay for". By saying this I do not know the current cost for construction in your area, but that price does seem to be over exaggerated.
Have you seen this guys previous work? Maybe ask some of his older clients what they think, and don't forget to get more bids.

 

[BD1]

Maybe place a want add on craigs list . With construction being real slow you should have them pounding on your door for the job. Maybe get a price on brick building.

 

[NUTTSGT]

Last night I was thinking about some of the individual numbers he was giving me. His electrician was at $4000. Let's do the math...

We'll be generous and say that's $1000 in fixtures / supplies (probably closer to $700). So that leaves us $3000 in labor. Now, I pay my licensed electrician $40 / hr. for misc. work. He's been an electrician for almost 30 years and does a good job. Let's be generous and bump that up to $50 / hr. So for $3000 divided by $50 / hr., that's 60 hours. A week and a half of being there 8 hours a day. Seriously? To install 13 boxes and half a dozen fixtures...in open stud walls? I've watched my guy work and I'd think he could do that in a day - half a day with his helper. Hell, I know ZERO about electrical but I've watched enough This Old House to figure I could do it in 2 days by myself.

I figure that's more like a $500 + fixtures job - not $3000-$3300 for labor.

Talked to my neighbor last night that does concrete work and he said he'd be right at $4500 for the slab & apron. That doesn't include the foundation, but it's a far cry from the $17,000 I was quoted for slab / apron / foundation.

You're figuring it out.

Do you live in a really nice area with a really nice house and drive a "expensive" car ? If so, he maybe trying to feel you out to see how much he can steal out of your wallet by jacking the quote.

 

[tyjoja]

do it yourself, not hard at all. Have the footings and slab poured and hire an older carpenter to show you a few things and you can do the rest. It's really a nice project, it goes fast and is good work

 

[Tim Kennedy]

kartracer23:
After the first quote you should have told him : "Before I go further you'll have to take a drug test!!"

$17k for concrete: let's see -- 26x26 + 15x26 @ 6 inches thick
approx: 20 yds [rounded up]
17K total cost for concrete
$850/yard

Around here: about $135-$140/yd + labor

Yep -- he'd should definitely be drug tested!

 

[kartracer23]

You're figuring it out.

Do you live in a really nice area with a really nice house and drive a "expensive" car ? If so, he maybe trying to feel you out to see how much he can steal out of your wallet by jacking the quote.

Maybe I shouldn't have pulled up in my week old red 370Z when I met with him the first time, huh?

Actually, that may be partly it. My family is pretty well known in town and my Mom owns what is probably the most prominent house in town so that doesn't help. I live on one of the 'better' streets in town, but the house it's outlandish or anything.

 

[fiveohpatrol]

I'm going to talk to the Amish next...

good call. My 40x40 (post building) with 4 windows, 1 man door, and 2 overhead (9x7 and 12x10) was built in 2.5 days for $18k by the amish. They may be a little far from you, but I'd highly recommend the guys at Davies County Metal in southern Indiana.

 

[kartracer23]

good call. My 40x40 (post building) with 4 windows, 1 man door, and 2 overhead (9x7 and 12x10) was built in 2.5 days for $18k by the amish. They may be a little far from you, but I'd highly recommend the guys at Davies County Metal in southern Indiana.

There's a crew that works in town here. $18 / hr. for 4 guys. And the driver. LOL!
Only bad part is that you have to listen to the generators all day. I've got a buddy that's having them do his garage next week so we'll see how it goes.

 

[Falcon67]

We'll be generous and say that's $1000 in fixtures / supplies (probably closer to $700). So that leaves us $3000 in labor. Now, I pay my licensed electrician $40 / hr. for misc. work. He's been an electrician for almost 30 years and does a good job. Let's be generous and bump that up to $50 / hr. So for $3000 divided by $50 / hr., that's 60 hours. A week and a half of being there 8 hours a day. Seriously? To install 13 boxes and half a dozen fixtures...in open stud walls? I've watched my guy work and I'd think he could do that in a day - half a day with his helper. Hell, I know ZERO about electrical but I've watched enough This Old House to figure I could do it in 2 days by myself.

FWIW - for my 24x40, I've bought 1000' of 12-2 and will use 14 8' light fixtures total, plus all the plug boxes (woo - .25 ~ $3 each depending), panel board, breakers, etc. Took me maybe 3 days total to run it all total, including the main feed from the meter. I'm right at $1200 for the whole deal, including the incoming power feed wire.

 

[bazzateer]

There's a crew that works in town here. $18 / hr. for 4 guys. And the driver. LOL!
Only bad part is that you have to listen to the generators all day.

At those prices I'd gladly listen to the generators all day for the few days it'll take them to do the work.

 

[matouse3]

I just got bids on getting a 28x40, unattached with 2 access doors, 3 overhead, and 5 windows (I supplied those). Gambrel trusses with bonus room. It has trench footings with single row of block, and 4in slab. Came to about 27K with no finish or electrical work.

 

[Roots]

Maybe place a want add on craigs list . With construction being real slow you should have them pounding on your door for the job. Maybe get a price on brick building.

I'd be nervous about that, a lot of the good contractors avoid craigslist like the plague. On a contractor board I'm on, a lot of people just troll those ads just for laughs.

It is pretty absurd when you see ads requesting something like a licensed electrician for a small job, who's willing to pull permits in their name, is bonded and insured, brings the tools, and will work for the home owner whom emphasizes they have total control of their work schedule.. and wants that for $8-12 an hour under the table.

 

[Goobzilla]

There's a crew that works in town here. $18 / hr. for 4 guys. And the driver. LOL!
Only bad part is that you have to listen to the generators all day. I've got a buddy that's having them do his garage next week so we'll see how it goes.

Earplugs are cheap! Good luck finding the right folks to build your shop, don't forget the pics.

 

[jrsulo]

Maybe I shouldn't have pulled up in my week old red 370Z when I met with him the first time, huh?

Actually, that may be partly it. My family is pretty well known in town and my Mom owns what is probably the most prominent house in town so that doesn't help. I live on one of the 'better' streets in town, but the house it's outlandish or anything.

Im a home improvemet contractor in N.J......just because you might have a little more than most,dont mean hes entitled to some of it !!!!

 

[homeputter]

I received a bid for a 26'x26', 2x6 stick built, garage of $61,000. The garage had a 7/12 metal roof, a 6' wide roof overhang "car port" with concrete floor on one side, 16"w x 30" deep footers, 4' high, 8x8x16 CMU block stem wall, 11, 4' T-8 lights with prismatic covers, 220 vac outlets, half of 120vac 20A outlets (w/commercial grade receptcles) on separate circuit, flood lights, porch lights, etc. Footings were to have a correctly designed French Drain. Garage was to have attic trusses, be insulated and finished on the inside. I specified a lot of stuff to make sure it is built right and looks like I was going to be charged for it! And this was not even from my preferred builder who I know does good work. A lot of what I specified, I would think would be SOP.

I have changed the design (why no more bids have been requested) to eliminate the "carport and widen the garage to 30'x26'. I added a lot more specifications on the concrete, electrical, and CMU stem wall waterproofing which will have 4' of dirt backfilled against it. I shudder to think what the estimates will come in for this time.