How did you start? Engineer or builder?

[Rigidchop]

A question for those that have had their garage built by someone else:

I can't build my shop on my own. I have sketched drawings of what I want. I have read more hours and looked at more pictures than I want to admit to. Now I am finally coming to the point where I can build (next summer). This will be a new ground-up foundation and stick building.

So, do I call an engineer or a builder?

Don't most builders have their own engineers? Should I pay a separate engineer for advice/plans, then contact a builder to do the work?

I can't find any "garage specialty" builders in my area, so it is not as if one builder is a go-to person.

Should I use a homebuilder?

What did you guys do? How did it work out?

 

[AZ Pete]

Probably an Architect to draw the plans. I would first check with your local government to see how much detail they need in the plans for a building permit, though. Once you have a set of plans that will meet local building requirements then you should contact builders to provide quotes, unless you are going to be your own general contractor.

 

[Old Moparz]

Not sure if it's changed over the last 15 years, but in New York State you do not need to submit building plans stamped by a licensed architect for an accessory building, such as a garage or shed, under 1500 square feet. A building/dwelling will require it. I designed & built my own garage 15 years ago, but I have a background that allowed me that ability. This can save you the expense of hiring an architect (not sure why you specifically mention an engineer) but if you don't have the background, there is no way to check what the builder submitted.

My guess is that a reputable builder/contractor will not submit a plan that he won't stand behind & you should be okay. The site construction company I work for has two, full time, licensed engineers on staff, & has worked with several local architects if needed. If your garage design is very basic & not complicated or attached to the dwelling I see no reason not to use a builder/contractor. You may not be billed directly for plans but you will pay for a design & plans indirectly as some other type of fee. You could at least consult with a local architect to be 100% sure, & they may not charge you to discuss it.

 

[Rigidchop]

Probably an Architect to draw the plans...Once you have a set of plans that will meet local building requirements then you should contact builders to provide quotes, unless you are going to be your own general contractor.

I guess my ignorance is shining through --- architect is what I meant.

I'm definitely not qualified/able to be a GC.

So that is the process -- architect then builder? Seems strange since the builder would seem to know more about what it takes to get the building up than the architect. Maybe I know too little.

 

[Lkdelta]

Start asking around, see who will give you a straight answer after they figure in your snow load...
For when you don't feel like shoveling it off every day, everything will still be solid til the next day.

 

[Roots]

I guess my ignorance is shining through --- architect is what I meant.

I'm definitely not qualified/able to be a GC.

So that is the process -- architect then builder? Seems strange since the builder would seem to know more about what it takes to get the building up than the architect. Maybe I know too little.

It really depends on your municipalities requirements, but it's not particularly common (that I know of) that you need an architect for garage plans unless it's really out of the ordinary. Most builders, should be able to sit down with you and draft something up which they can use... although you might be charged for such design service. It'll certainly be easier to have builders place bids on the projects, if you have plans from an architect though.

 

[ddawg16]

I guess my ignorance is shining through --- architect is what I meant.

I'm definitely not qualified/able to be a GC.

So that is the process -- architect then builder? Seems strange since the builder would seem to know more about what it takes to get the building up than the architect. Maybe I know too little.

If an architect does not know what it takes to build it...then he is not an architect.....

Architect first...then the builder has plans to quote from....helps to avoid the 'extra charges' later. In almost every case where I have seen someone start a project without well defined plans, it did not end well...not necessarily the builders fault....its just that what the homeowner thought he was getting was not exactly what the builder thought he was building.

 

[Rigidchop]

Ok, thanks guys. I guess what was bugging me was the circular logic of it all:

I have grand plans (in my head) -- I'm sure an architect can draw them up -- after paying for the service I take it to a builder -- the builder tells me it will cost a zillion dollars -- now I need to go back to the architect to ask for scaled down plans (more $) -- now back to the builder -- repeat...

I don't know what to tell the architect to do unless he can give me a solid idea of the cost before it is all drawn up. Basically I want to build as large as I can within budget, I just don't know how large that is. I guess I'll call local engineers and ask what they can do for cost estimation...

 

[Roots]

Have you thought about any prebuilt plans? It might be easier to go from there, for rough estimating of what costs are in your area. Although I'm sure if you give an architect a rough budget range, they'll be quite familiar with what builders in your area can do in that range.

 

[Old Moparz]

Size of the building isn't the only thing that will drive up the cost. Things like adding plumbing, upgrades to electric, or choosing to finish the interior entirely can change the price dramatically. If you have a general idea of what you want & need, summarize it long before you sit down with the architect or the builder. Another idea is to see if the architect already has his own plans & just make adjustments to suit your needs.

Have you thought about any prebuilt plans? It might be easier to go from there, for rough estimating of what costs are in your area. Although I'm sure if you give an architect a rough budget range, they'll be quite familiar with what builders in your area can do in that range.

That's another good idea. Some of the home centers sell plans & books where you can order from. There should be lots available online, too.

 

[bczygan]

As a designer and builder I can tell you that the single most important thing is to learn all you can. Even if you hire all design and construction, an educated owner makes the process smoother for all concerned.
What you want is a designer/builder who can do it all. It might be a design/build architect or a builder who also does his own design work. The key is to find the right person who really has depth in both areas. The right person will have inventive and innovative solutions to your problems and will question you at length to help define your needs (Both present and future). He will design to meet local codes and restrictions while maximizing your potential. He (Or she) will know costs and give you options based on local conditions that will meet your budget constraints. Your search for and selection of this person or firm will be the single most important thing you do, so take your time and talk to lots of former customers and look at lots of work. Ask about how inventive they were, how well they maximized the budget and how well they kept within the schedule as well as the fit and finish of the work. Think about someone who will do a construction management contract to keep costs low, especially on extras and changes. Ask your short list of people what you can do to be a good customer and owner to make the process quick and smooth. Do your homework and you will have the best results.
A CM contract should include a line item estimate with all the bids ready for contracting and will give you an exact cost. An accurate and recently bid estimate is the best tool to keep a handle on costs.
Bill

 

[Lkdelta]

As a designer and builder I can tell you that the single most important thing is to learn all you can. Even if you hire all design and construction, an educated owner makes the process smoother for all concerned.
What you want is a designer/builder who can do it all. It might be a design/build architect or a builder who also does his own design work. The key is to find the right person who really has depth in both areas.
The right person will have inventive and innovative solutions to your problems and will question you at length to help define your needs (Both present and future).

He will design to meet local codes and restrictions while maximizing your potential. He (Or she) will know costs and give you options based on local conditions that will meet your budget constraints.

Ask your short list of people what you can do to be a good customer and owner to make the process quick and smooth. Do your homework and you will have the best results


********************************************************************
Your search for and selection of this person or firm will be the single most important thing you do, so take your time and talk to lots of former customers and look at lots of work.
^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^


Bill

Maybe go to the local lumber yard..
see who some of the local contractors are, that they work with regularly?

 

[PA-Buckeye]

I started off talking to a couple of builders to get some idea of costs, time frames, etc... I got some "horror stories" ie. don't do this, don't go too high or else, yadayadayada...

I went to the township to get the approval to build. They had two sets of forms; one for the compliance officer, one for the field inspector. I filled out the first set and mailed it in.

Guy shows up a few days later, says "Let's see what ya got!" We walked out back, I pointed to where I wanted it, he says "This house was here before '75? Just stay about 10 to 12 feet from the property line. Yeah, you can have a 2nd floor. That'll be $10.00. Call this guy and send in your other forms."

The "other forms" had a check list that said I'd need 3 sets of blueprints. So I called a local CAD drawing outfit. They work with you and give you a couple of revisions until you get it where you want it.

Then, I called the field inspector, because I had a few questions about the forms (lot#'s/plot#'s etc.) He says, "A garage? How big? Under a 1,000SF? Attached or Detached? Detached, you don't need a permit or inspections."

Me: "Really?"

Him: "Yep, anything else?" (I get the feeling I'm interupting his lunch, even though it's well past 1pm)

Me: "nope"

So, moral of the story is; I'll have a nice set of blueprints I didn't really need to mount on the wall once it's finished.

 

[dmw56]

The first garage I had built I meet with an architect and gave him the dimensions and details I wanted. He then drew up the plans and plot plans.
Then I gave the plans to a friend of mine who was a general contractor he got the permits etc and then built the garage.

 

[cyamaha2007]

Stick build or pole barn? If pole barn i have some info.

 

[JDishong]

Simple answer given input you've provided - Use a builder and let him handle all the details period. It may only cost you 5 - 10% more than if you were to GC the project. My .02 cents

A question for those that have had their garage built by someone else:

I can't build my shop on my own. I have sketched drawings of what I want. I have read more hours and looked at more pictures than I want to admit to. Now I am finally coming to the point where I can build (next summer). This will be a new ground-up foundation and stick building.

So, do I call an engineer or a builder?

Don't most builders have their own engineers? Should I pay a separate engineer for advice/plans, then contact a builder to do the work?

I can't find any "garage specialty" builders in my area, so it is not as if one builder is a go-to person.

Should I use a homebuilder?

What did you guys do? How did it work out?

 

[Kevin C]

Two ways to design, prescriptive and engineered.

Prescriptive means using the charts and tables from the IRC to calculate member sizing and spacing.

Engineered, it just that. If you want to do something that's not described by the IRC / OBC then you need to do the math.

I went with prescriptive. You can have some engineered components, such as trusses as long as they are designed by the truss company and come with design data.

Same goes with garage door / portal openings. It with with a prescriptive design, but plenty of companies offer approved engineered solutions.

 

[wssix99]

I can't build my shop on my own. I have sketched drawings of what I want. I have read more hours and looked at more pictures than I want to admit to. Now I am finally coming to the point where I can build (next summer). This will be a new ground-up foundation and stick building.

It sounds like you should find the company to do the building first and give them a prescription for what you want. You can have them deal with the architecture, engineering, permits, etc.

If you engage those other parties yourself, you'll be responsible for more of the project's management. If you haven't done those types of things before, you'll have a long, painful, and ultimately expensive learning curve. (For example, the builder can blame you for delays, architecture/engineering problems, etc.)

If you want to have a higher certainty successful project, you should make sure you have a licensed and bonded contractor to do the work. (However, if you want an actual bond to cover your project, you will likely need to pay extra for that - but working with a bonded contractor will give you some assurance that they have a decent financial record and record of delivery.)

 

[Justanoldguy]

So that is the process -- architect then builder? Seems strange since the builder would seem to know more about what it takes to get the building up than the architect. Maybe I know too little.

Without the architect/designer/draftsman doing the drawings and engineering calculations, the builder would have no idea what to build.
The architect, in most instances, will oversee the construction work to make sure it is up to his specs.
Well that's how it works here in New Zealand anyway.

 

[Justanoldguy]

Ok, thanks guys. I guess what was bugging me was the circular logic of it all:

I have grand plans (in my head) -- I'm sure an architect can draw them up -- after paying for the service I take it to a builder -- the builder tells me it will cost a zillion dollars -- now I need to go back to the architect to ask for scaled down plans (more $) -- now back to the builder -- repeat...

I don't know what to tell the architect to do unless he can give me a solid idea of the cost before it is all drawn up. Basically I want to build as large as I can within budget, I just don't know how large that is. I guess I'll call local engineers and ask what they can do for cost estimation...

You just tell the architect what you want and what your BUDGET is to do the job. He is well aware of costs involved and will design it to suit.
Then give it to 3 or more builder to get a price you are happy with.

 

[wssix99]

You just tell the architect what you want and what your BUDGET is to do the job. He is well aware of costs involved and will design it to suit.

This is definitely not always the case in the US. These professions are regulated nationally and state-by-state in the US, so its not surprising if the professions involved bring different skills to projects in different places. (Even between the various US states.)

 

[Rigidchop]

Thanks guys. I'm having some builders check the site and give me a ballpark. I'm looking at pole first, then possibly frame. Looks like excavation will be a big dollar item

 

[Will67]

I did not read every post in this tread....

I would suggest visiting your planing/building dept in your county first. This is to see what restrictions you might have on your building say like height, setback from side or back property lines, max sq/ft for attached vs detached. Once armed with this info I would draw up some sketches to take to an architect To draw it out nice n pretty and to do all the fancy math for load and span calcs.