Outrageous quote for an external garage

[jmarkwolf]

I'm getting quotes for a 28ft x 30ft bare bones garage in Southeast, Michigan, with attic trusses, 12/12 pitch, hardie board siding, site prep, 4" slab, minimal windows. I'm doing some of the work myself (electrical, insulation, ground floor drywall).

One of the quotes came in at around $50K. I was expecting about half that much.

Am I that far out of touch?

 

[gatewaysysop]

I'm getting quotes for a 28ft x 30ft bare bones garage in Southeast, Michigan, with attic trusses, 12/12 pitch, hardie board siding, site prep, 4" slab, minimal windows. I'm doing some of the work myself (electrical, insulation, ground floor drywall).

One of the quotes came in at around $50K. I was expecting about half that much.

Am I that far out of touch?

Sounds a tad high.

 

[SteveCh]

I'm thinking...must be a contractor/co. with plenty of work and just tossed out that price in case you'd bite and they'd work you in but don't really care to.

 

[Steevo]

I paid right at $29k for a 24x40, with full depth footer and foundation wall, 10' high 2x6 walls on 18" concrete stem walls, 4" floating slab, including the rough-in plumbing and electrical, and fully finished outside with siding, roofing stucco and brick. Standard trusses at 10/12 with no attic storage. Unfinished inside.

 

[Stuart in MN]

It only matters what construction costs are in your area right now, not what it cost elsewhere to build a garage in the past. You said this was one of the quotes - have you received others, and if so how do they compare?

 

[Average_Joe]

I paid right at $29k for a 24x40, with full depth footer and foundation wall, 10' high 2x6 walls on 18" concrete stem walls, 4" floating slab, including the rough-in plumbing and electrical, and fully finished outside with siding, roofing stucco and brick. Standard trusses at 10/12 with no attic storage. Unfinished inside.

Good deal, sounds like your contractor built that for hourly wages

 

[Grumpy365]

It only matters what construction costs are in your area right now, not what it cost elsewhere to build a garage in the past. You said this was one of the quotes - have you received others, and if so how do they compare?

This...........SO this.

 

[RocketTR]

Consider going modular. A guy I know recently had a modular home company build him a garage close to that size for less than half that amount.

 

[crf731]

I'm getting quotes for a 28ft x 30ft bare bones garage in Southeast, Michigan, with attic trusses, 12/12 pitch, hardie board siding, site prep, 4" slab, minimal windows. I'm doing some of the work myself (electrical, insulation, ground floor drywall).

One of the quotes came in at around $50K. I was expecting about half that much.

Am I that far out of touch?

Call a couple of other contractors and see what they quote you.

Make sure they are all basing their quote on the same thing, you will have the answer to your question soon enough.

 

[wedge40]

Maybe he's part of the "Help bail out Michigan" committee?

Wedge

 

[PAToyota]

The only thing that jumps out at me is the Hardie board - lap siding? I doubt that is going to add $20K to the cost, but I can see them adding a premium for it. Also "minimal windows" - what size and what kind?

You also say "quotes" - how much are the others. As has been said, make sure you're comparing apples to apples in your neck of the woods. Northwest of here, they have the Marcellus Shale stuff going on - means that building materials and guys to do the work are at a premium compared to where I am at.

 

[rieferman]

Site prep can cost, concrete too. Hardi board is expensive to install. Steep pitch calls for more material and slower labor. 2nd story calls for more trusses as well as subfloor and stairs. When I was previously quoting buildings of this nature, the price sounds about right - then again I would usually lose those jobs to a smaller outfit for 1/2 the price (and was called back in 2 of those instances when "unforeseen costs" made their pricing reach my original quote). That said, getting a few true apples to apples quotes (and I mean apples to apples) is a good way to figure out your area's pricing equation.

 

[jimzz2006]

Consider going modular. A guy I know recently had a modular home company build him a garage close to that size for less than half that amount.

a local modular company also does garages. a 28x30 is roughly $16,000 plus your concrete and grade work

http://www.designhomes.com/garages.htm

 

[MScott]

I am in the process of building a 28 X 38 X 12 attached garage with scissor trusses and will be doing all the work myself except for the concrete. The material costs will be over $25,000 and I would have expected to pay roughly an equal amount extra to have a contractor build it. Your quote may be a bit high, but not outrageous IMO.

 

[GYPSY400]

I'm building a 24x36 detached here in Northern Ontario.. My quote is 50K.. But a lot of that cost is 140 tons of fill for the new driveway.

 

[sledzz]

I made sure I had replacement cost insurance for my 32x48. Just to rebuild it they estimated and put it at $60k.

 

[brewchief]

a local modular company also does garages. a 28x30 is roughly $16,000 plus your concrete and grade work

http://www.designhomes.com/garages.htm

That's not apples to apples, doesn't have the 12-12 pitch roof with attic trusses, hardiboard siding among other things.

Who have you had quote it? I work in that area so I might know of some of the contractors.

 

[BellyUpFish]

Just built a basic 24x24 in Alabama for $18k..

 

[cslye]

Going through the same process now myself... Looking at 40x30 with a 600sqft second story (1.5 story) and getting rough quote for 76k plus $7500 in design and permits... Time to rethink the size I guess as thats about 15k out of price range. This was basic build, nothing fancy, I asked for shell, no electrical, drywall, insulation etc. I don't think I am getting the blow off, the guy seems interested in the job and spent time to talk about the process and has been responsive to emails. I think he may just be trying to sell me on a complete package when I only want a shell.

Based on a few other peoples threads here, I picked up a copy of Home Designer Suite today and I think its time to start drawing out what I really need.

 

[KPSquared]

Here we go again. A bunch of prices from guys all over north America. .. they mean nothing.

Get 2 other quotes. Then come back to us. Your not about to learn anything here. Except it's cheaper to live somewhere else.

 

[RickP]

You might try getting a quote on just the materials from a local lumber yard. They will often have a standard kit price that you can adapt to Hardie plank, etc. Then you'll be able to see about what the labor and profit are in the builder's quote.

 

[sands35]

Yes - get multiple quotes.

You can also do this multiple ways. Some people just do concrete, some will do the carpentry, etc. Call up 84 lumber, mendards, etc. and get kits prices for the lumber. You'll learn pretty quick what to expect on a build.

 

[deter]

One of the quotes came in at around $50K. I was expecting about half that much.

Am I that far out of touch?

yes.

 

[deter]

I'm doing some of the work myself (electrical, insulation, ground floor drywall).

you should expect any experienced contractor to add a good chunk of money for this. First, you're taking work and money away from him. Second, he has to wait on you to have time to do your stuff so that he can finish his. Third, he will expect he will have to fix the work you don't do right. Fourth, he has to put his name on the project.

No matter how well you do this stuff, contractors will assume you have no idea what you're doing.

 

[sands35]

FWIW - I just had a 26x32 with 4/12 roof, 4" siding, one man door, 2 windows and a 16x8' garage door. 10' walls, 2x4 walls.

It cost ~$21k to get it water tight.

That included a 48" frost footing and about a 50' driveway and curb cut.

I did the underslab vapor barrier, insulation and installed the PEX for infloor heat.

I will be doing the electrical, insulation and drywall and all the mechanical work.

 

[e-tek]

Here we go again. A bunch of prices from guys all over north America. .. they mean nothing.

Get 2 other quotes. Then come back to us. Your not about to learn anything here. Except it's cheaper to live somewhere else.

EXCEPT IN CANADA!

 

[KPSquared]

I don't even wanna know what this garage would have cost if someone else built it for me. . . Considering framers HELPERS get paid around $18 - $20/hour here. . .

 

[Dale Leeds]

My BIL paid about $4500.00 for a 25x25 metal garage. That was for the garage only. He paid for the concrete slab.

 

[JakeKohl]

I had quotes from $45k to $80k for the same structure (2 story 24x36, get it in the dry and with concrete).

 

[LB-1911]

I'm getting quotes for a 28ft x 30ft bare bones garage in Southeast, Michigan, with attic trusses, 12/12 pitch, hardie board siding, site prep, 4" slab, minimal windows. I'm doing some of the work myself (electrical, insulation, ground floor drywall).

One of the quotes came in at around $50K. I was expecting about half that much.

Am I that far out of touch?

And the other quote (s) ??????

Do you have your site plan done yet?
Are you on a well with septic?

 

[Gerald O]

$50K sounds like it is in the ballpark, but details matter.

 

[BDT/NWMN]

I'm getting quotes for a 28ft x 30ft bare bones garage in Southeast, Michigan, with attic trusses, 12/12 pitch, hardie board siding, site prep, 4" slab, minimal windows. I'm doing some of the work myself (electrical, insulation, ground floor drywall).

One of the quotes came in at around $50K. I was expecting about half that much.

Am I that far out of touch?[/QUOTE

I would be interested in the steps and figures used to arrive at your expectations, and describe the building site..

In some areas of the country, building waste disposal fees run $200/ton.. Small stuff adds up... the devil may be in the details... Building codes are one thing in your favor, anyone who builds your building will be required to follow local codes.... If local codes in your area are lacking, you can require the builder to abide by UBC or IRC codes.. You can also add your own requirements ..
Add in the factor that some contractors take pride in their work and strive for a good product and a happy customer... Then you have Flim Flam Construction Company ,, The Good OL Boys-local nail pounders and a few others that you had best not let on your property....
For darn sure they will do it Cheeaappeerr , but ???

Bare bones garage has a 4/12 or 5/12 pitch in my thoughts... Extras are extra and do add up...

Best to lay all the cards on the table and spend your money once, and get the quality structure that you desire....

 

[Dan_inthewind]

"If" your getting "quotes" and they are all $50 then that is the price.

"If" you got one quote and your complaining of $50 then your not doing your job.

What does the price of a garage in Alaska have to do with your project?

 

[srmofo]

Im not too far from you and that sounds a bit high but last time I checked OSB prices were high.

Get more quotes

 

[finn]

When I built mine, I also spec'd 12/12 pitch and attic trusses and ended up with sticker shock I had to make the hard choice between reducing floor space (I was at 32X54) or backing off to 5/12 storage trusses.

I decided to go with the storage trusses as the best compromise. I don't remember the savings, but it was substantial. I still have storage space, and although a full attic room would be nice now, I don't regret the decision.

 

[Stevie-Ray]

Mine was just put in last fall. Kit bought at Menards, 24X48, with 2 windows, 1 16X7 OH door, 1 9X7 OH door, entry door, vinyl siding, 12" overhang. Contracted builder for 12.5K, including cement and drain. Kit price was around 9K + cost overruns, which were less than $200. Total was less than 22K.

 

[jmarkwolf]

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.

 

[deter]

lumber prices are currently up ~50% since 2008

 

[notalent]

What happened in 2008 was all the raw materials companies downsized/closed up shop due to the downturn. Now things are picking back up they haven't come back online yet so supply and demand is kicking in and raw materials are outrageous...

 

[Stevie-Ray]

When I bought mine from Menards, they had a 11% rebate on nearly everything, including garages. I had quite a large store credit, so I used it to get all my electrical equipment from them as well, nice garage door opener, Romex, panel, boxes, outlets, lights, switches. Spent the early part of the winter putting my electric in and almost felt like it was on their dime. Almost.