New garage quote

[Sbouslog]

Hi,
I have been lurking around here for a couple of weeks trying to figure out what I want in my new garage build. 3 contractors are scheduled to come out this week to bid on the job and I just got emailed my first quote. I would appreciate any input you might have. This garage is being built on an alley in a nice neighborhood in Denver.

$38,000. 36 x 27.75 x 12 garage built on 36” mono foundation, built with 2x6
$3,250. 18x9 & 9x9 Doors
$1,515. 36x6 apron
$850. 5” gutters
$4,850. Hardie board and baton siding
$8,750. Complete electric upgrade on house to 200 amp service with new panel and meter. Garage with 100 amp sub panel. 3 220 outlets, wire 2 openers, run underground wires from house to garage (25 feet).
$1,800. Lift clearance track and liftmaster 8500 with jack shaft openers x 2
$2,200. Hand lift 8x8 full view glass door
$2,000. Paint (2 color)
$4,550. Demo of old brick garage (save & stack brick)
$800. Dutch hip on one side for city bulk plane requirements

Total for 1000 sq ft is $68,565.

This quote doesn’t include any insulation or sheet rock.

The 2 things that really stand out to me is the $38,000 starting price and the $8,750 electrical. ~$69/sqft seems way too high.

 

[SGKent]

who designed the garage? Are standard plans being used, or did your architect draw up the plans?

 

[Kaizen]

Not sure what a “nice” neighborhood is in Denver. Are the homes 500k and up or less? I’d clarify his foundation thickness. With 12 feet if you want a lift plan for that.
I built mine with no labor and it’s about 40k so that price is about what I’d expect


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[Sbouslog]

who designed the garage? Are standard plans being used, or did your architect draw up the plans?

Not sure. It’s just a 1000 sqft rectangle with a few doors cut in it. I am sure he has built one very similar to this in the past since it is the max size available in most Denver neighborhoods due to zoning code.

 

[Sbouslog]

Kaizen,

Houses are from 600k to a few million.

Foundation will be 5 inch at 3500 psi which will allow for a 4 post lift in the future.

Is your garage a similar build?

 

[ddurrett896]

I just demoed a detached and built a similar 1,000 sqft garage and did 95% myself with friends. Those prices look good - electrical is pretty steep.

Why on Earth are you saving the brick?!?!? I demoed a 375 sqft detached and it was around $1,000 for the dump truck and $600 in dump fees. Concrete/brick dumps for free.

 

[Sbouslog]

I just demoed a detached and built a similar 1,000 sqft garage and did 95% myself with friends. Those prices look good - electrical is pretty steep.

Why on Earth are you saving the brick?!?!? I demoed a 375 sqft detached and it was around $1,000 for the dump truck and $600 in dump fees. Concrete/brick dumps for free.

My house is built in the 1940’s and the brick is very unique. We plan to add an addition on to the house and are going to use the brick from the garage for the addition.

Also, I will most likely do the demo work myself.

 

[trashmanssd]

Pricing is very close to what I paid. Location and market are big factors, Cost of living is very high in south east mass and builders are busy as hell so you got to pay to get them to show up.

 

[mcbane]

The price looks fishy - way too cheap. Gird your loins for change orders.


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[Kaizen]

Kaizen,



Houses are from 600k to a few million.



Foundation will be 5 inch at 3500 psi which will allow for a 4 post lift in the future.



Is your garage a similar build?

Yes 30x36x12. Doing a carriage house type look. Well getting there. I used higher cost materials for exterior like wood clapboards, wood shingles, and pvc trim. Also metal roof in place of asphalt shingles. I did 6 inches at 4k psi. Also just did mesh in center of mono slab. Came out so nice I did epoxy. Every person in it comments in the floor. Not the high compressor or lift. The floor. Lol.
I am unfamiliar with your market but know prices are similar to Boston area where they would be about 100k. So he might be overall low. Agree electric sounds high. If they are upgrading all circuits with arc faults then maybe but I’d want those costs spelled out.

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[TRWham]

My house is built in the 1940’s and the brick is very unique. We plan to add an addition on to the house and are going to use the brick from the garage for the addition.

Also, I will most likely do the demo work myself.

Reclaiming brick is a bigger challenge than many people imagine. You will need to clean off any mortar and that is quite tedious. If it's lime based it's easier, but unlikely in a structure built in the 1940s. Expect a high fall out caused by damage as you clean them.

I think your cost seems about right or even low. Smaller projects simply cost more per square foot. A turn key space with the amenities you describe for less than $100/sq ft seems like a deal to me.

 

[mike93lx]

That electrical is being subbed, probably with markup and contingency. The house upgrade is an expensive part of it, plus we don't know how much work needs to be done in the house.

There isn't nearly enough info to properly evaluate it.

I agree with others, $70/foot would be less than I would pay around here, with a housing market that sounds comparable.

 

[ddurrett896]

My house is built in the 1940’s and the brick is very unique. We plan to add an addition on to the house and are going to use the brick from the garage for the addition.

Also, I will most likely do the demo work myself.

Man that's a nightmare cleaning all of that brick and taking it down without destroying the brick. My house is 50 years old and my new garage is attached and you can't tell the difference. I split the joint with a gutter and it all blends nice.

My neighbors house is 70 years old and same thing, he found a close match. Odds are there is something close out there and if there isn't, most additions are on the back of the house and barley viable from the street.

 

[gtsgarage]

Seems like a good price to me. I agree above maybe even too cheap.

The electrical seems ok to me given the scope of work.

 

[vavet]

$38/sq ft starting price doesn't seem too bad to me.
I paid $42/sq ft for mine 2 years ago. It's going to vary based on market.

I agree the electrical seems high. Mine has a 100A subpanel from the house. They had to trench from the house about 60 feet. The basic electrical was included for my build - that was a 60A panel, one jelly jar light next to the man door, one 120V receptacle inside, and one overhead light in the building. I upgraded to 10 overhead twin tube fixtures, a whole bunch of additional 120V outlets, 3 220V circuits, and additional outside lighting. My electrical add-ons were about $2k. I also had him add a whole-house surge protector to the house panel while he was there.
Gutters were included in my base price, but I had to pay about $2k extra for clearing/foundation prep.
My total price was about $41k for 768 sq ft. That got me 12 foot ceilings with brick facade foundation all the way around (required by my POA), vinyl siding, and the asphalt for the driveway, which included a parking pad on the side. It did not include insulation and drywall. I wish I'd have ponied up for that at the time.

 

[Bretny]

Not sure. It’s just a 1000 sqft rectangle with a few doors cut in it. I am sure he has built one very similar to this in the past since it is the max size available in most Denver neighborhoods due to zoning code.

Why not do most of it your self then?

 

[MattRMagnum]

If the electrical includes all the necessary permits, then I'd say it's a good deal (an electrical work permit for retrofits/upgrades in my area is ~$1k and new construction electrical permits are more. I'd wager Denver uses a similar model).

 

[WarmFZI]

I know this is not for your area, but this is one builder that puts up pricing.
http://www.sentry-steel.com/

 

[u2slow]

$38,000. 36 x 27.75 x 12 garage built on 36” mono foundation, built with 2x6

Is the site prepped and approved? If not.... you could have major site work to do still. Possibly doubling that number by the time the concrete is poured.

 

[FJ 432]

Looks right. Building in Denver is a ***** and Xcel Energy is difficult.

 

[rburke65]

Call me crazy, but I don’t think the estimate is all that high.

 

[Bretny]

I know this is not for your area, but this is one builder that puts up pricing.
http://www.sentry-steel.com/

I know they show ball park numbers but there $9k quote for a 24x30 slab seams offly high. But i guess thats where a DIY heavy guy can save some money. Pouring a slab is not rocket science. Ita mostly just site prep and labor.

 

[HarrisFD]

10 years ago, I built my 30x40x10. I realize most materials have gone up a bunch (studs/sheeting maybe 25%) but major costs then were : Lumber/siding package (2x4) $6500, Slab $5500, Trusses $2700, Roofing $2500, Drywall/Insulation $2400, 300 feet of 2/0 220v copper power to the shop $2600, interior electrical (125A) $800, Excavation $2200, $600 paint, $2800 windows/doors, full bath and associated plumbing $3K. I did almost all of the labor myself except for digging, slab, bath tile, and tape/texture. As you can see, the costs add up quickly, if you take $32K, bump it 25%, you get ~$40K just for materials and some labor, then add plans, permits, and lots more labor.

One way you can save $ is to sub out each phase yourself, but you're on the hook to make it all come together.

 

[po28der]

I had my 30x20 built for 17000. Only one garage door and five windows. I did the shingles and electric myself. Also, I did 2x4 walls I wish I used 2x6s but 2x4 get the job done. I am working on the insulation and walls now. If you have the money sub it all out. If you have more time then do the work you can. If you have neither you will be like me building your garage for years. Lol.


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[Capt Crash]

Xcel Energy is difficult.

I am having a home built now, and this is an understatement. We have been running 2 and sometimes 3 generators for the build. The electric meter and conduit have been in for over 2 months and I cant get them to even send me an invoice so that I can even get on the schedule to get the wire ran. I have been held up by the legal, billing and the construction departments.
Brian