Outrageous quote for an external garage

[jmarkwolf]

Update:

I'm the original poster.

I finally got all three quotes:

All three are local builders, and were solicited with the same criteria:

28ft x 30ft, attic trusses, Hardie board siding, 3 windows, 2x6 construction, 10ft walls, 12/12 pitch, architectural shingles, site prep, 2 courses of block max, 4" slab, 9ft x 16ft main door, service door. No electrical, insulation nor drywall.

1. $52,200
2. $53,300
3. $30,800

At least one guy included extras like garage door opener with remote control.

I also got quotes for lumber kits and site prep and concrete work, when I was considering being my own general contractor, and to educate myself as to "materials" cost.

$9500 for site prep and concrete work
Home Depot lumber kit $15,200
Man's Lumber lumber kit $16,200

The only thing I can think of is that the first two really aren't interested in the job.

 

[brewchief]

I think guy #3 stands to make little more then wages and #1 and #2 may have enough work that is more profitable that they don't really need the work but will do it if your willing to pay enough.


If you want to share who you had quote it I let you know what I know about them if anything, PM is fine if you don't want names out there.

 

[srmofo]

Those lumber kits usually have several thousands of dollars in unnecessary lumber. Keep your receipts. Mine also was short on siding by 1 box and almost 25% low on shingles. They had 2 extra rolls of house wrap in there as well (@ $250 a piece). I suggest you take their list and comb through it and double check the big stuff that is made in batches like shingles. Luckily the different batch numbers I had to buy didnt show any color differences.

If you go with menards pay with a credit card so you some kind of recourse when they try to **** you over.

Other than that your prices look about right

 

[JasonF]

Those lumber kits usually have several thousands of dollars in unnecessary lumber. Keep your receipts. Mine also was short on siding by 1 box and almost 25% low on shingles. They had 2 extra rolls of house wrap in there as well (@ $250 a piece). I suggest you take their list and comb through it and double check the big stuff that is made in batches like shingles. Luckily the different batch numbers I had to buy didnt show any color differences.

If you go with menards pay with a credit card so you some kind of recourse when they try to **** you over.

Other than that your prices look about right

Good points
When I build my last 32x48 barn I had a ton of leftover material which I was able to return later for around $500

 

[Diesel Dan]

If you go with menards pay with a credit card so you some kind of recourse when they try to **** you over.

I'll take a Menards over Carter lumber ANY day.

 

[srode]

I had a quote for a similar build of 55K including running power to it from the house, up sizing the box in the house, electric, dry wall, cement board siding, steep pitch roof - and tying into the driveway.

 

[Stevie-Ray]

Those lumber kits usually have several thousands of dollars in unnecessary lumber. Keep your receipts. Mine also was short on siding by 1 box and almost 25% low on shingles. They had 2 extra rolls of house wrap in there as well (@ $250 a piece). I suggest you take their list and comb through it and double check the big stuff that is made in batches like shingles. Luckily the different batch numbers I had to buy didnt show any color differences.

If you go with menards pay with a credit card so you some kind of recourse when they try to **** you over.

Other than that your prices look about right

I don't know about several thousand, but mine had some differences, like they shorted me an entire box of siding, and had extras of other things. Menards was great about all that-they sent a rep out to the house with the siding and I took back what I didn't need when the job was finished for credit toward my account. I love doing business with Menards.

 

[skyking]

My all steel insulated with 3". $9200 for slab and site work. $23000 for building and assembly. 40'x50' .....oklahoma

 

[srmofo]

I don't know about several thousand, but mine had some differences, like they shorted me an entire box of siding, and had extras of other things. Menards was great about all that-they sent a rep out to the house with the siding and I took back what I didn't need when the job was finished for credit toward my account. I love doing business with Menards.

They Sent Me 4 Damaged Trusses And A Free SheEt Of Ply So I Could Fix It, Then They Expected Me To Pay Delivery Again For The New Trusses. I returned $4K In Stuff. The Return Process Was A Nightmare And Took About 2 Hours. ..

 

[bobscogin]

12/12 pitch, with Hardie isn't cheap. $50K is about $60 per sq. ft. Doesn't seem unreasonable to me.

Bob

 

[NUTTSGT]

Update:

I'm the original poster.

I finally got all three quotes:
1. $52,200
2. $53,300
3. $30,800

I also got quotes for lumber kits and site prep and concrete work, when I was considering being my own general contractor, and to educate myself as to "materials" cost.

$9500 for site prep and concrete work
Home Depot lumber kit $15,200
Man's Lumber lumber kit $16,200

The only thing I can think of is that the first two really aren't interested in the job.

What's your skill level ? Can you frame it up yourself and finish it ? I understand the site prep/foundation and concrete work but what about the rest? You have the numbers in front of you to compare, sweat equity pays off.

 

[deter]

If you go with the 30k builer, make sure you have a damn good contract

 

[K13]

If you go with the 30k builer, make sure you have a damn good contract

That and expect it to take about a year to build with you having to dog him constantly to get back to work on it.

 

[Jey]

I'm the original poster.

I've got two more quotes coming in shortly. Will advise when I see them

I got a quote 4 months earlier for a smaller garage (28ft x 24ft), same criteria except it was going to be "turn-key", all electrical, insulation and drywall included. He was also going to repave my 120ft driveway for $30K even. I just asked him to resubmit a quote for the larger 28ft x 30ft, minus electrical, insulation, drywall and paving. Expecting this quote shortly.

Got a recent "lumber kit" quote from Home Depot for $15K, and a site prep and concrete quote for $9500.

Back in 2008, at the beginning of the economic meltdown, a got a quote for the same 28ft x 24ft garage at $21K. Didn't do it because of the economic uncertainty, now I wish I had proceeded anyway.

I'm about 30 miles north of you. I had 4 people quote a 30x40x10 12/12 with attic trusses, 1 16' door, 1 man door, 4 windows down, 2 up, water tight. With Vinyl siding, and roofing installed. and a brick ledge on the front. Brick Mason was going to be subed and not part of any of the quotes. This was quoted in 2012.

2 were right about 30k
1 was around 38k
1 was around 40k.

My site needed a lot of site prep and all concrete needed to be buggied in.

I opted to move instead.

I am more than happy to share GC names/numbers if you're interested in having more quotes.

 

[jmarkwolf]

Follow up from original poster:

I never posted the result of my project in this thread.

I went with the guy that quoted $30,800, and after 8 years I'm still pleased with the result. The only exception is he really screwed the pooch hanging the Hardie Board siding on one wall. I'll have to apply some face nailing to fix.

https://www.garagejournal.com/forum/showthread.php?t=221281

 

[Farmall450]

Follow up from original poster:

I never posted the result of my project. I went with the guy that quoted $30,800, and after 8 years I'm still pleased with the result. The only exception is he really screwed the pooch hanging the Hardie Board siding on one wall. I'll have to apply some face nailing to fix.

Sounds like it was worth it for a 20k savings.

 

[jmarkwolf]

Sounds like it was worth it for a 20k savings.

Link added to some pics.

 

[yeldogt]

Link added to some pics.

Glad you are still alive .... Those things give me the creeps

 

[PhilJohn]

Paid 27k for my 40x40 in 2019, included 3 large overhangs, 3 large windows, and upgraded enterance door. Added 11k for insullation and finished liner package. Grand total 40k. It was built by a lumberyard just out of town (They have a crew and did a fantastic job).

Here are some of the other quotes I had recieved from other traditional builders. Again, just for the building. No liner package or insullation.

Structural Buildings
77k

Morton Builders
61k

Lester Co
81k

Name of the lumber yard is LachemLind out of Millaca Mn. They are awesome to deal with. Finished in less than a week, everything was top notch.

 

[Sumboodie]

Sounds cheap. That insulated, wired and drywalled?

 

[jmarkwolf]

Glad you are still alive .... Those things give me the creeps

Huh?

 

[yeldogt]

Huh?

No turbine ....... no go for me ...

 

[a_whale]

<deleted>

 

[PhilJohn]

Sounds cheap. That insulated, wired and drywalled?

Electrician did the wiring. Insulation and interior sheet metal was included. Never had a shop with an insulated ceiling before. Pretty darn nice if you live up north.