New garage/workshop

[clemsonee]

I am building a new garage and I am in the process of getting quotes but I have a few questions. Any help is appreciated.

1. I am looking at building a 20x24 or 20x30 garage with a loft or some storage overhead. My lot is very small (< .4 acres). How can I be sure that he garage will not overpower the house? The builder said he could match the pitch of the house roof and he did not think it would be too big. Are there any other ways to make sure it won't look big?

2. For either plan, it will be all brick with a Gable roof and a "lean to" running down the side of it with a sitting are underneath. We were going to build the "lean to" 8 feet out from the building. One builder said that was plenty of rom and another said we needed at least 10 feet? Anyone have experience with this?

3. Pull down stairs or built in to reach the storage are.

4. Here is the first quote the builder gave me. I know that I probably need a lot more detail in It but I am not sure what needs to be there.

20 x 24 x 8 Stick Built Building with Brick Exterior to be same pitch as House9 x 7 Insulated Panel Door
Built in steps & Floor for loft
8 x 24 Lean-To Porch with Concrete
Standard entry door
2- 3 x 4 House Vinyl Windows
1' Outside Boxing
Vinyl Siding & Soffitt
Architect Shingles

The total quote is almost $29,000.

Does this sound reasonable? I am having another builder give me a quote this week. What are the specifics that I need to get answered before I sign up for this? Also, the builder said he needed half of the cost up front. Is this normal?

Thanks!

JW

 

[CharlestonJoe]

Get references, even though nobody would give a name of someone that would give them a bad reference.
Look up his company and contractor license number.
How did you get his name and number?

I am a contractor and I vary my deposit request, by the size of the job and I have to trust the person as much as they trust me. A project of your size and being a new client (some of my clients I have had for 10-15 years) I would probably break it into quarters or thirds (25% or 33%). I don't consider someone a client until they have me do more than one job or project, but I do projects of all sizes.

Here is an idea I have done for other jobs or projects that I either didn't have time to do or the know how. Similar to what you did on here. I put an ad on craigslist saying I need X done, does anyone have any recommendations of who to use and who NOT to use? That will give you some local input. Each time I have done that I would only call the people that I would get 2-3 or more recommendations on. I have had good luck doing that. Remember it is Craigslist and there will be some whackos to skip over.

 

[Garage Coffee Roaster]

50% deposit for a project that size does not leave you any power over contractor on any issues that may come up. Make sure your contract has a completion date or your project may become very low priority and take longer that expected.

 

[kd3pc]

my ideas:

25% is plenty for the deposit, any more gives away too much of your protection, just in case

10' lean to is better if you actually want to use it....table and a chair will take 6' or more to stay under it...

As to getting it to "blend" in, I would try and have it sit back from the front line and if you can turn the garage doors/entrance to one side or the other, rather than have the doors face the street.

Price almost sounds too good for finished/turnkey and brick veneer, but then I see "vinyl" on the quote. I would also specify a bunch of assumptions:
*** amp electrical service and permits
finished drywall interior with primer, (or what ever your interior finish is to be)
concrete to be flat/tapered/drain/apron and 4", 3000#, etc, etc
landscape to be protected or returned to same condition as pre-construction
time frame
gutter and downspouts
no such thing as a standard entry door, or garage door....steel, aluminum, wood, glass or not, locksets or not, insulated or not, etc.

there would be more, but you get the idea.

 

[clemsonee]

Thanks for the information. This site is great!