Pole vs Stick vs metal?

[jabingham81]

Just like the title says looking at building my first garage. Last house had one and for some reason we thought it would be a good idea to buy a house without one. Maybe because we like the view of the lake, anywho... We are looking at doing a 24x24x10 which is the largest the township will let us build. We are only going to be here for a few years and when we sell i really would only want back what we put into it. I am getting about the same price for a steel carport like one and pole building (around 7500 plus concrete), then a stick built is about 18k with concrete. Any advise?

 

[d.mcfarland]

I'd bet pennys to peanuts that unfortunately that if you are there a few years you won't get back "what you put into it".

Even some of the best property upgrades only increase the overall value ever so slightly. Like I said, unfortunately what you pay to have the structure built probably won't get you a 100% return.

 

[jabingham81]

I'd bet pennys to peanuts that unfortunately that if you are there a few years you won't get back "what you put into it".

Even some of the best property upgrades only increase the overall value ever so slightly. Like I said, unfortunately what you pay to have the structure built probably won't get you a 100% return.

Realtor begs to differ, its a home in a resort town town with no place to put toys. He has told me 10k or less and ill get back what we put into it. He says with stick built though it would be hard. I was more looking for advice on the quality of steel one vs a conventional pole or if its really worth the money to do stick built. More than likely we are up between the steel and pole.

 

[readhead]

Where are you located? HOA involved? Any requirements for exterior finish? Will local building department approve pole building? Check out Versatube.com for tube steel style buildings.

 

[jabingham81]

Where are you located? HOA involved? Any requirements for exterior finish? Will local building department approve pole building? Check out Versatube.com for tube steel style buildings.

No HOA and yes will be able to build all three. Versatube seems about the same price as the local place that puts up carports and metal garages. Except the local places put theirs up for you.

 

[sberry]

Stick in that size in a decent residential area.

 

[readhead]

We still don't know where you are. Is snow an issue?

 

[rattle_snake]

I would do stick for that size. Your 'investment return' estimate of 10k is probably realistic, regardless of if you spend 20k or 40k to build.
Also depends on location and what your going to use if for.

 

[jabingham81]

Northern Michigan, snow is a issue the local place selling metal ones will handle it. Versa tube wont.

 

[d.mcfarland]

I would do stick for that size. Your 'investment return' estimate of 10k is probably realistic, regardless of if you spend 20k or 40k to build.
Also depends on location and what your going to use if for.

That was my point. If someone can build a $30,000 building for $10,000 then yes you will be almost guaranteed to get your money back.

 

[n20junkie]

Most of a homes value is derived from the houses living space. Garages and accessory buildings just don't really add much value.

 

[jabingham81]

Most of a homes value is derived from the houses living space. Garages and accessory buildings just don't really add much value.

Ok i appreciate all the comments on how much value this will or wont add to the property but the original questions was to debate the construction of, Metal or pole for around 10k with concrete or around 18k for stick with concrete. That is all. All of the building will be built with snow and wind load that will withstand the local elements.

 

[n20junkie]

With your budget, you not going to get much honestly. Your going to get the cheapest box that won't fall in on itself.

Steel isn't recommended IMHO because they are rather difficult to upgrade down the road.

You will get more space with a pole barn, and being your budget minded, it's probably the best way to go for you.

 

[ddawg16]

This subject reminds me of the kitchen remodel quandary. How many people remodel a kitchen for resale value?

Why?

You almost never get back what you put into it.

My feeling is, do it because you want to use it.

But if I had to pick on of the three....stick would win out. It might cost a bit more, but you can make it match the house which 'will' give you more total value back vs anything else. Additionally, stick built is easier to insulate, wire, heat, cool, etc.

In the long run, it's your best bang for the $$

 

[ItsNemo]

If I were buying, I would pay more for a stick built garage that matched the house and architecture. The other options can look too industrial/tacky/farm for a lakefront property depending on what else is in the area.

 

[James-W]

Most of a homes value is derived from the houses living space. Garages and accessory buildings just don't really add much value.

I agree with you in principal, but I also think that depending on who wants to buy the property, a nice size stick built garage/workshop that matches the house could potentially be a huge plus.

 

[readhead]

I would recommend stick built for that size. I am a versatube dealer and quoting a 25x30 right now with a 100# roof load.

 

[matt_i]

Northern Michigan is filled with pole buildings mainly storing boats and other seasonal stuff over the summer for cottage/lake house owners. However I don't think you are going to get one built including concrete floor for $10k. I could be wrong. Imo you don't want the metal roof/metal skin/uninsulated version that might be the bargain basement kind of build.

 

[jabingham81]

Northern Michigan is filled with pole buildings mainly storing boats and other seasonal stuff over the summer for cottage/lake house owners. However I don't think you are going to get one built including concrete floor for $10k. I could be wrong. Imo you don't want the metal roof/metal skin/uninsulated version that might be the bargain basement kind of build.

Just talked to the builder again today, given the comments. 10k gets me a 24x24x10 pole building with a 12x8 garage door, a 3/0 2/0 window and one 36x80 side door. Metal roof and vinyl siding to match the house. He has someone that will come and spray foam the whole thing for another 2kish. Thinking thats they way we are going.

 

[James-W]

Just talked to the builder again today, given the comments. 10k gets me a 24x24x10 pole building with a 12x8 garage door, a 3/0 2/0 window and one 36x80 side door. Metal roof and vinyl siding to match the house. He has someone that will come and spray foam the whole thing for another 2kish. Thinking that's they way we are going.

I notice you didn't mention the floor, so I am assuming the concrete floor would be extra. Have you checked into the cost of putting in a concrete floor?

 

[jabingham81]

I notice you didn't mention the floor, so I am assuming the concrete floor would be extra. Have you checked into the cost of putting in a concrete floor?

No that includes concrete floor

 

[Sarki]

Just talked to the builder again today, given the comments. 10k gets me a 24x24x10 pole building with a 12x8 garage door, a 3/0 2/0 window and one 36x80 side door. Metal roof and vinyl siding to match the house. He has someone that will come and spray foam the whole thing for another 2kish. Thinking thats they way we are going.

$10K including concrete floor is a very nice price for the building you described. If only there for a few years that sure sounds like the way to go. I would want a 3" concrete floor with rebar at a minimum so no issues for you or the next owner.

 

[jabingham81]

$10K including concrete floor is a very nice price for the building you described. If only there for a few years that sure sounds like the way to go. I would want a 3" concrete floor with rebar at a minimum so no issues for you or the next owner.

I dont know about rebar didnt ask but its a 4" pour.

 

[James-W]

For some reason $10K seems awfully cheap for a building that size complete with a concrete floor. When I built my garage (24 X 36 with 8 ft ceiling) just the concrete was right at $6K but of course that was with the grading, fill, and a stem wall with proper footing.

I could be dead wrong on this, but if it were me, I would be quite skeptical about this deal. It sounds too good to be true.

 

[rburke65]

I'm thinking you won't be able to get a garage for $10k. If you are afraid that you won't get your $ back out of it.....don't build it.

 

[yeldogt]

The floor would cost me that much ...

it sounds like you want the cheapest solution. As long as the lesser building will not be unexpected or out of place for your location .... go with the cheapest.

 

[Hurricanoday]

As others have said that seems really cheap. I'm no building expert or price expert but I just spend 40k on a 40x60 pole building without concrete. I wish I could have had 4 buildings your size on my property for the same price.

I love my metal pole building as a "shop" on my 5 acre property but for a garage I would have something done that matches the house. We don't have a garage now but plan on remodeling/building a new house with a "normal" attached 2-3 car garage and then having the "shop"

 

[finn]

When I built mine a number of years ago, pole and stick were about the same price when concrete was included and the pole was more than a tin shack with no overhangs. Stick was easier and cheaper if the interior was finished and insulated.

The steel temporary structure are cheap but there is no value recovery at resale.

If the pole has decent aesthetics, then it's probably ok, but a minimalistic one will scare away many buyers.

For resale, conventional construction will have the widest market.

 

[ProfessorTexas]

10k sounds like a real steal. Around here just the concrete floor for that size pole building would be $4,400 to $5,200.

If it were me I would jump on that if I could get it in writing.

But I'm weird, I actually like pole buildings!

 

[jabingham81]

10k sounds like a real steal. Around here just the concrete floor for that size pole building would be $4,400 to $5,200.

If it were me I would jump on that if I could get it in writing.

But I'm weird, I actually like pole buildings!

Not sure why you guys have such a drastic difference on price for concrete. To give a idea of what we pay up here i just had a 12x50 4" driveway poured with ripout of the old one for 2k. Sounds like a lot of you guys are getting hosed. The builder of the pole buildings is reputable and i have gone to see a couple of the buildings he has put up. He is the cheapest up here but not by much they are all in the same ballpark within 500 bucks for same options.

 

[ProfessorTexas]

Where are you? Location is VERY important in pricing I think.

However I just did a 2,200 square foot area last fall. Prices from five different sources were all $ 5 - $6 a square foot for 4 inch thick 4,000 psi with rebar, finished.

I am not a concrete guy but from what I understand the exact specifications of the concrete used is also very important in pricing.

 

[lakeroadster]

Welcome to the forum jabingham81

What will YOU be doing in the building? Just for storage, or will it be a working shop?

Based on what you've said so far I would put up a pole building, with 2" roll insulation under the steel roof, and no insulation on the walls.

Read through this: Picking a Pole Building Contractor e

Be sure to do research on the builder and the manufacturer. Buyer Beware... some great manufacturers have really ****** builders.

Outbuildings are indeed typically over-improvements. Make it have good curb appeal, but think hard and long about over doing the interior.

For things like wall and base cabinets, if you use them, screw them to the wall, and take them with you if you move. Use that philosophy for all the interior modifications.

You mentioned spray foam.. be careful here. Spray foam in an interior space needs to be covered with something, like drywall or OSB, due to it's flammability and also UV degradation. And if the metal panels have a warranty, the spray foam may void that warranty.

Good luck

 

[ard]

Based on what jabingham81 has posted, *I* wonder why he even asked in the first point....

Put up the cheapest **** you can, double your money in 3 years. Done.