New Member here with a Building question...

[Msp079]

Hi All, hope to gather some information on building a garage loft.

I have property in Maine and looking to build something that is suitable for both vehicles and living. It doesn't need to be the most elaborate set-up, but something that is cozy and has the essentials electric,plumbing, wood stove for heat.

I was thinking of doing a standard 24x24 and was quoted around 50k turn key.

I would really like to go bigger around 28x30 or 36x36 but I am not looking to break the bank and don't have a ton of money.

Where can I cut corners on this build to save some $$$ and what parts are the most important??

Any help is much appreciated and information...

 

[drivesitfar]

Maybe do some of the work yourself and build a pole building for some added space for your equipment and toys because they are quite a bit less per square foot to build.

welcome and maybe while you are now a member you can look at garage gallery at garages you like and ask a few questions over there if you don't find the answers in those threads.

good luck

 

[Tdoriot]

Build it yourself ! I assume your price quote was turnkey from a General Contractor. Half that cost is material, the rest is labor, overhead, supervision and profit. This hot plan assumes you have skill, tools, help and time !

 

[bczygan]

Hi All, hope to gather some information on building a garage loft.

I have property in Maine and looking to build something that is suitable for both vehicles and living. It doesn't need to be the most elaborate set-up, but something that is cozy and has the essentials electric,plumbing, wood stove for heat.

I was thinking of doing a standard 24x24 and was quoted around 50k turn key.

I would really like to go bigger around 28x30 or 36x36 but I am not looking to break the bank and don't have a ton of money.

Where can I cut corners on this build to save some $$$ and what parts are the most important??

Any help is much appreciated and information...

What is your zoning?

 

[Msp079]

Thanks I will have to research into that..I am meeting with the guy on friday

 

[Msp079]

My zoning is residential....

 

[Msp079]

While I am thinking...Anyone on here have pictures of their garage/ living lift construction and how much it ran them for everything? I know some of you did everything yourself while others had it built...

Do it yourself price?

Contractor turn key price?

 

[bczygan]

My zoning is residential....

Which residential?

There are usually 3 or 4 different ones.

Go to the website for your jurisdiction and look at the zoning map to get the zoning for your parcel.

Then go to the zoning book of regulations, which is also usually online.

There you will find all the requirements to meet, such as:

Minimum front, side and rear yard setbacks.

Height and area requirements. Note that most places require a minimum of 800SF of living space in addition to your garage space. And codes will have minimum sizes for kitchen, living and bedroom spaces.

Accessory building requirements.

If in the country, there may be drain field requirements as well.

Etc. etc.

 

[bczygan]

There are a whole lot of things that need to be defined before you can even begin to think of what your project will cost.

First, what is the lay of the land?
Site plan, existing utilities, terrain, vegetation?
Existing roads?
Easements?
We need photos.
What are surrounding homes like?
Where are you located?
What is your seasonal weather.
What is the subsurface geology like?

Budget? Cash and loan approvals.

Plans, how long do you intend to live in the home. What is family size and ages?

Financials, have you done financial planning, short and long term?

Etc.

 

[Orionrising]

that is insane for a 24x24

http://www.hammondlumber.com/?id=739&sub_id=2146

has materials packages that should give you a starting point.

Check craigslist and uncle henrys, theres a half dozen contractors around who do bare pad to garage packages ( only see one right now, towards spring there will be lots advertising.

 

[Msp079]

I called the town of Poland Maine office and got some information...

1. Its in district residential 1 and requires a septic plan which has already been
done of the property.

2. Variances are 50ft from the road, 40ft from sideline to sideline

3. Central Maine Power will provide 150ft from transformer pole and after that
additional costs apply.

4. Would need a driveway entrance point since its off a town road (crushed
stone)

5. Land is pretty much flat throughout the 3 acres and as of right now long
story short its all clear cut and a big mess with stumps and brush
throughout.

6. Permits to be pulled....Electric, plumbing, septic fee, driveway permit...

7. Debating on whether to do a poured slab or a foundation

8. Was told of the possibility of a dug well rather than a drilled well for water
to save $$$

9. I live out of state so doing it up there would be impossible with work etc.

10. Just hope to have something to at least enjoy, but doesn't have to be
fancy.

Anyone on here a contractor in Maine? Also going to look in Uncle Henry's.

Anymore info much appreciated!

 

[rburke65]

Sounds high to me! Does that include any of the living space?.....bath?......kitchen?.... I had a 32x5613' with a full attic, 20x20' porch erected, and then I fished it..... insulated, pex, concrete, wired, finished walls, down to the grass seed.....close to $60k.maybe another Bid.

 

[drivesitfar]

ALL: pretty sure MSP's bid of $50,000 is for a 2 story 24 x 24 with living space upstairs and probably a raw piece of property.

MSP: is septic already installed or is that part of the bid too? i was thinking of you having one building of 24 x 24 with your living quarters and shop and then another pole built enclosed or carport for now if money is tight and you are not able to do much of the work. I've seen some pretty nice enclosed 24 x 24 pole buildings on here with cement floors and aprons for under $20,000 and all the member did was write a check or some of the electrical.

if you haven't built anything before there is a learning curve cost both in time and money that might be worth paying somebody else to do for you while you watch.

 

[Msp079]

Sounds high to me! Does that include any of the living space?.....bath?......kitchen?.... I had a 32x5613' with a full attic, 20x20' porch erected, and then I fished it..... insulated, pex, concrete, wired, finished walls, down to the grass seed.....close to $60k.maybe another Bid.

That would include living space not sure on all the fixtures etc...Got in contact with a guy up in Maine that lives in one a 28x32 garage/loft and going to meet with him friday....

Just going to try and gather as much information as I can....At least I can get some figures before the snow hits up there...

Keep the info coming or questions I should ask...I am all about doing my due diligence.

 

[Msp079]

ALL: pretty sure MSP's bid of $50,000 is for a 2 story 24 x 24 with living space upstairs and probably a raw piece of property.

MSP: is septic already installed or is that part of the bid too? i was thinking of you having one building of 24 x 24 with your living quarters and shop and then another pole built enclosed or carport for now if money is tight and you are not able to do much of the work. I've seen some pretty nice enclosed 24 x 24 pole buildings on here with cement floors and aprons for under $20,000 and all the member did was write a check or some of the electrical.

if you haven't built anything before there is a learning curve cost both in time and money that might be worth paying somebody else to do for you while you watch.

I haven't dabbled in building a huge structure...I was going to try and build a shed this year but money went else where.....

The 3 bedroom design is out of date so it needs to be updated last done in 2001.

--So your saying have two separate structures? a 24x24 living quarters with shower, kitchen, wood stove (like a camp set-up) then have an attached or detached separate building pole style enclosed for vehicles or toys?

Could you send me some pictures (DRIVEITFAR) of these buildings so I can get an idea???

Also what is a aprons?

 

[Msp079]

Structure would have to be two story unless I do an attached or detached building for vehicles and toys

 

[Msp079]

that is insane for a 24x24

http://www.hammondlumber.com/?id=739&sub_id=2146

has materials packages that should give you a starting point.

Check craigslist and uncle henrys, theres a half dozen contractors around who do bare pad to garage packages ( only see one right now, towards spring there will be lots advertising.

Thanks for the info on Hammond Lumber....The few packages they have look decent....I would just have to factor in electric...concrete...plumbing..etc..

 

[bczygan]

Still not sure if what you are trying to do, meets what is allowed.

http://www.polandtownoffice.org/Pages/PolandME_Code/index

Have you read all the zoning regulations for your zoning?
Zoning map:
http://www.polandtownoffice.org/Pages/PolandME_Code/Zoning%20Map%202013.pdf

Land use:
http://www.polandtownoffice.org/Pages/PolandME_Code/CLUC%20Master%202013.pdf

Here are your R-1 area requirements:
http://www.polandtownoffice.org/Pages/PolandME_CLUC/RURAL%20RESIDENTIAL%20DISTRICT%201.pdf

Building codes:
http://www.polandtownoffice.org/Pages/PolandME_Code/adopted.pdf

And 2009 IBC gives you building regulations.
http://publicecodes.cyberregs.com/icod/ibc/2009/index.htm

What is your minimum building size allowed? I haven't found the answer to that yet. I ask because in many places the minimum residential size is 800SF.

The 2009 IRC gives some guidance in chapter 3, section R304:
http://publicecodes.cyberregs.com/icod/irc/2009/

But there may be other city regulations defining minimum sizes. Or there may not.

 

[Msp079]

Still not sure if what you are trying to do, meets what is allowed.

http://www.polandtownoffice.org/Pages/PolandME_Code/index

Have you read all the zoning regulations for your zoning?
Zoning map:
http://www.polandtownoffice.org/Pages/PolandME_Code/Zoning%20Map%202013.pdf

Land use:
http://www.polandtownoffice.org/Pages/PolandME_Code/CLUC%20Master%202013.pdf

Here are your R-1 area requirements:
http://www.polandtownoffice.org/Pages/PolandME_CLUC/RURAL%20RESIDENTIAL%20DISTRICT%201.pdf

Building codes:
http://www.polandtownoffice.org/Pages/PolandME_Code/adopted.pdf

And 2009 IBC gives you building regulations.
http://publicecodes.cyberregs.com/icod/ibc/2009/index.htm

What is your minimum building size allowed? I haven't found the answer to that yet. I ask because in many places the minimum residential size is 800SF.

The 2009 IRC gives some guidance in chapter 3, section R304:
http://publicecodes.cyberregs.com/icod/irc/2009/

But there may be other city regulations defining minimum sizes. Or there may not.

I got to check into the regulation. ..I have the head code enforcement calling me next week....They may have regulation on sqft living space and need a foundation rather than just a slab..

 

[Msp079]

I wish I could tackle the work myself and save some money, but gathering people and coordinating time etc plus living 4 hrs away doesn't help my cause that much.

Would it be worth just having a foundation poured and keep it on the property until I have the time to try and build it? Or would I be wasting my efforts and just do it all in one shot?

 

[David C]

I don't think the $50K is over priced for what you are requesting.

Generally the only way to save money is to remove something, substantial, from you project.

The suggested pre-fabricated buildings would likely cost as much or even more, than your quote. Those buildings don't include what you requested, there is considerable additional required work including permits and adjusting the prefab construction to comply with your local codes, site work, slab and foundation etc. They may not include structural graded lumber and you can bet that all of the materials are the cheapest, very cheapest, available anywhere.

For the most part these kinds of questions are only resolved when the homeowner comes to grips with actual material and construction labor costs.