Price check on contractor???

[Donzi4me]

I'm putting in a 24 x 32 detached garage. Concrete floor is in, and now waiting on the builder to frame it up.
Builder quoted me $3500 to frame it all complete with sheathing the walls with tyveck. Trussed roof with singles on and gable and faccia covered in metal. No windows or doors hung or siding.

I'm suppling all materials. $3500 is labor only.

Tell me what you think on the price quote...


( I don't have the time or manpower now to frame it myself. I framed my last garage about 10 years ago )

 

[bmwpower]

How high are the walls? I'm going with my gut here since I've never paid someone to frame anything... I think it's right about on par, but maybe a tad high. I'm going to guess around $1000 for shingle labor (I have paid for this before), leaving around $2500 for the building. Probably about a week's work for a 4-5 guy team.

 

[Donzi4me]

10 foot walls and the trusses are scissor type. One 16' door and one 9' door opening with micro-lam beams.

All I would have to do is hang the windows and doors and put the siding on.

 

[sberry]

I think that sounds fairly reasonable, obviously there is no material markup,,, how bad could you get hurt here??? Even IF you could save a few bucks do you like the guy, etc, if he does a good job, well. Its one thing to pay top dollar for good work, it ***** to pay it for a poor job. Facia is time consuming, not difficult but it takes a bit. I dont think I would waste much time shopping.
Somehow my Grandmother and my Uncle got a quote for a furnace replacement from a contractor, hot water boiler, 10K,,, hahaha, I put a stop to that. I call my bud, I bought parts at cost, 2500, he charge 1 k for the install during a slow couple days, I ran a new circuit for it, total 3500. He would have made 7500 for 2 days.

 

[bmwpower]

Seems like it's decent price.

 

[mdshore348]

i paid 12k for a 1400sq ft frame structure, attached-20ft out 54ft up30over30back to house(L shaped), that included stick built roof-hip/valley 7/12 pitch, 2x6 10ft walls with sheathing, 3 garage door openings, 3 people door openings. included roofing shingles, but no materials throughout.

 

[mdshore348]

one more pic

 

[danski0224]

Somehow my Grandmother and my Uncle got a quote for a furnace replacement from a contractor, hot water boiler, 10K,,, hahaha, I put a stop to that. I call my bud, I bought parts at cost, 2500, he charge 1 k for the install during a slow couple days, I ran a new circuit for it, total 3500. He would have made 7500 for 2 days.

I hope that sometime someone can do the same to you and cut out your profits. hahaha

Someone has to pay for wages, benefits, vehicles, fuel , liability insurance etc...

Why are so many people hell bent on figuring out what a mechanical contractor should make?

 

[maniac]

Builder quoted me $3500

Its cheap. I'd check his references and check out other jobs he's done, REMEMBER you get what you pay for.

Why are so many people hell bent on figuring out what a mechanical contractor should make?

I also wonder the same thing, AND I'll bet that most of those that feel that way also feel THEY are UNDERPAID for what they do.

 

[nova65ss]

I paid 2500 for mine, 24 x 26 didn't include shingles though. They did everything you are getting and the tar paper. I paid a roofer 600 to install the shingles only. Sounds like a fair deal to me.

Jimmy

 

[NHCharger]

I'm a builder. That price would be considered cheap up here. Remember labor rates vary from region to region.

 

[Donzi4me]

I'm a builder. That price would be considered cheap up here. Remember labor rates vary from region to region.

I thought the price was very fair. Just wanted to compare it to others who have had their garages done.

I've seen his work also and I am happy with the results. He framed a 5000 sq. ft. house near me. He told me that my job was a 3 - 4 day project with his crew.

Now I just need the weather to co-operate.

Thanks for the replies....

 

[maniac]

Now I just need the weather to co-operate.

I just got finished plowing 28" of snow here

 

[danski0224]

I also wonder the same thing, AND I'll bet that most of those that feel that way also feel THEY are UNDERPAID for what they do.

Well, I feel underpaid.

It would be interesting to put together a tool list for a furnace and/or boiler job and add it all up. I do know that a quality USA made set of residential and commercial HVAC sheet metal hand tools will set you back close to the tune of $2k.

That excludes refrigeration gauges, refrigerant recovery equipment, electric or cordless tools, extension cords, ladders, pipe threaders, soldering and/or brazing tools, etc.

Now, go set up a sheet metal shop to fabricate what you need. Or, go buy it from someone else that has a shop.

Now, find a person that knows how to use that stuff- properly.

What is the job worth? Some guy doing the work for a grand sure isn't going to be in business for long- slow or not (unless he makes his employees provide their own tools, vehicle and insurance). Jerkoff owners like that just drive down their own hourly rates and profits. Why work for free?

I would like to see an architect, customer or project manager that thinks I am just "overpaid labor" ******** my tool belt and do the job on a nice 70* day (I know they can't if it is cold or hot out- but I gotta be there). Heck, I bet I have at least $700 in just cold weather clothes.

Nope, I am not paid enough.

A carpenters tool list isn't that small or cheap, either.

 

[D-Cal]

Sounds like you're saying we should trust all contractors and take their quoted price at face value. Gimme a break. This guy's trying to do his homework, and good on him. More people need to do that.

 

[96MysticSVT]

Sounds like you're saying we should trust all contractors and take their quoted price at face value. Gimme a break. This guy's trying to do his homework, and good on him. More people need to do that.

I agree, after all when was the last time you called different contractors for a competitive quote and they were all the same? Every time I have received quotes, they were all over the board.

There’s nothing wrong with being a cost conscious consumer. Best things I have ever head: “get multiple quotes”, “check references”.

 

[trainer]

I hope that sometime someone can do the same to you and cut out your profits. hahaha

Someone has to pay for wages, benefits, vehicles, fuel , liability insurance etc...

Why are so many people hell bent on figuring out what a mechanical contractor should make?

I made the mistake of hiring a plumber to Replumb a bathroom and install a new toilet.
This is a guy who has been in business for years around here.

T hey bought the materials at the local hardware store (price tag was still on the pipes and they had the store brand bulk pack of fittings) They charged me 3 x what they paid for the materials.

Even though they sent someone earlier to look at the job, they still had to spend the first two hours of the job chasing down materials (standard stuff that should have been on the truck IMO).

They billed me $1800 for labour for a plumber and his helper for a day and a half's work.
(looking at it now, i realize i could have done it myself in one day).

I understand that a company needs to make a profit, but there's no way that these guys were worth $75 each an hour.

I didnt complain, but i did hire another company when I did some major renovations at work, and I think the plumbing is something that I'll attempt myself on my garage project.

 

[danski0224]

Sounds like you're saying we should trust all contractors and take their quoted price at face value. Gimme a break. This guy's trying to do his homework, and good on him. More people need to do that.

No, that is not what I am saying. There is nothing wrong with getting bids for a job.

There is a difference between a "qualified bid" and a "low bid". Unfortunately, many choose the latter.

 

[danski0224]

...I understand that a company needs to make a profit, but there's no way that these guys were worth $75 each an hour....

Ok, so what is your time worth? I say it is worth less than the number you are thinking of right now as you read this.

If you own a business and pay your employee $25 an hour, how much do you think you need to bill out that labor at to cover expenses?

Of course, you can cut your expenses by not offering benefits and making your employee provide the tools and the truck while you provide the calls.

For common items like small copper fittings, it is just about impossible for a supply house to compete with the local big box on pricing. I know lots of contractors that get their basic supplies at a big box store.

As far as the markup is concerned on those fittings, why is that different from the markup on anything else you buy? Why should the mechanical contractor be limited to some arbitrary percentage that you feel is "fair" while it is "ok" for the store to get away with a 500% markup on some Chinese junk?

 

[D-Cal]

No, that is not what I am saying. There is nothing wrong with getting bids for a job.

There is a difference between a "qualified bid" and a "low bid". Unfortunately, many choose the latter.

Of course, but he's asking us where the bid falls for the job he has specced out. You seem quick to jump on anybody to says a contractor is charging too much. It's pretty clear you're a contractor trying to defend his turf, but most of us are consumers who just want good work at a fair price. Some of the examples of cost per work given above are patently rediculous.

Unfortunately a lot of contractors will take advantage of a customers ignoranace to squeeze another dollar out of their wallet - not saying all of them mind you, but let me tell ya it's goddamn hard to hook up with one of the honest ones I've noticed over the years. When I do, I stay with him/her whenever possible and I pass their name around. Guys who try and pad the bill, tack on additional hours, "unforseen costs"... they get kicked to the curb.

 

[muddy]

When I hired out the framing and concrete work for my shop I drew up very detailed pages of plans and materials and asked for quotes from five builders as I was new to the area.
The most expensive quote was ten thousand higher than the next highest and his representative building was the ugliest! Needless to say he didn't get the job.
I narrowed it down right away to two guys and they were the next two highest on the bids. I'm glad I went with the guy I ultimately decided on. He was patient enough to put up with me and did an honest, complete job and it was a good relationship....
Never hurts to compare........ Keith

 

[danski0224]

Of course, but he's asking us where the bid falls for the job he has specced out. You seem quick to jump on anybody to says a contractor is charging too much. It's pretty clear you're a contractor trying to defend his turf, but most of us are consumers who just want good work at a fair price. Some of the examples of cost per work given above are patently rediculous.

Unfortunately a lot of contractors will take advantage of a customers ignoranace to squeeze another dollar out of their wallet - not saying all of them mind you, but let me tell ya it's goddamn hard to hook up with one of the honest ones I've noticed over the years. When I do, I stay with him/her whenever possible and I pass their name around. Guys who try and pad the bill, tack on additional hours, "unforseen costs"... they get kicked to the curb.

I am in the construction industry and I have some familiarity with contractors and pricing.

In my area, $3500 will get you two men for about 24 hours each from a "legit" contractor. Depending on how hungry they are, could be longer. "Legit" means that the contractor has workers comp and liability insurance. You may get more for your $3500 with a sidejob crew, but that can carry some risks- especially from the insurance viewpoint. Of course, just because you are billed at somewhere near $100 an hour doesn't guarantee that the workers are nothing more than $10 an hour illegals working for a "legit" contractor pocketing the rest.

$3500/48 man hours= $72.91 an hour

The guy that paid $75 an hour for the plumbers got off cheap. The retail labor rate around here can exceed $100 an hour. That is not the same thing as efficient use of time on the job in an hourly billing situation. Some places use a "flat rate" pricing schedule that creates a "best guess" for a standard repair like a toilet replacement. Same thing mechanics use. Not necessarily the best deal for the customer.

Some unforseen costs are legit. If you bid on a toilet repair, do you estimate the job assuming that the floor flange is serviceable- or do you assume the worst case scenario and charge accordingly? I bet if you assume the worst, you won't get any jobs because your price would seem too high. The smart person would explain what could happen to the customer and break down some prices.

Bill padding and "extra hours" are not limited to seedy contractors.

"Consumers" are often blinded by the "good deal" that they just got hosed on for a "fair price". Seen it too many times. They didn't want to spend the money the first time, and they certainly don't want to spend more "fixing" the problem when they complain that it doesn't work.

 

[Donzi4me]

I wasn't trying to start a debate over how contractors charge or bid projects. I know they have to make a profit, I just wanted to know if I was in the ball park with the $3500 quote.

Danski, since your a "legit" contractor, I see that the quote I was given is right on....

$3500... estimated 3-4 days with a 2 man crew.

$3500 / 48 hrs.(3 days) = $72.91

worse case

$3500 / 64 hrs. (4 days) = $54.68

 

[danski0224]

I just have an understanding of how it works- that doesn't mean that I am a "legit" contractor. Having construction and retail experience has helped with understanding how some of the numbers are figured.

With your example above, it is pretty easy to see how an "extra day" on the job can impact profit if it was your job and if you were the boss. I would be surprised if the contractor you chose had a $20 an hour per man cushion in his rate, but the number of tradesmen and customers that think there is would surprise you. The shops I have worked for do not operate with such a margin- it is a lot tighter.

Understanding how it works also helps to shed some light on why there is such a strong desire to outsource manufacturing and hire cheap illegal workers. It is all tied together.

 

[katoom400exc]

paid 8k to frame and sheath this 26x30 addition in NJ

http://www.woodsracer.com/garage