Price Check Please with questions

[quick60]

I am in Chesapeake Virginia and am planning my garage and have met with two contractors. I feel pretty good about either one but they have different ideas about framing.

I planned a 30x40 but may have to drop to a 30x36
foundation with 4 inch slab (thicker in lift area)
overhead storage
ridge 18 feet high
9' ceiling in half and 11 ' ceiling in other half for lift
2 10x8 insulated doors
1 entry door
Asphalt shingle and vinyl siding
NO ELECTRICAL

Contractor A $29,500 wants to custom frame it with a steel I beam support.
Contractor B $29,870 wants to use trusses with no I beam

Both seem like great guys to deal with, I've seen their work and customers are happy. So any advantage to truss vs custom frame? Another neutral party local contractor said he would go with the trusses.

Any thoughts on price and frame v/s truss?

Question. Contractor B also quoted me $25,670 to drop it to 30x36 and dry it in leaving me with the shingles and vinyl siding to install myself. Does that make sense compared to the 30x40 price he gave me.

 

[Travisnd]

Let me know when it's done and I'll come over for a beer! Good to see someone else from Chesapeake in here!

 

[quick60]

Sure thing!!!! When the time comes come over and help throw some siding and shingles up and you can have all the beer you can drink and ribeyes on the grill. LOL

 

[Steevo]

It is better to have a pro do the siding and roofing if it fits your budget.

Which direction will the trusses run? Long dimension, or short?

Layout of tall side vs. short side and truss/ridge direction plays into the cost.

 

[quick60]

Trusses will run short dimension. The garage doors will run along the long wall. So think 30 feet deep and 40 feet wide is the best way I can describe it.

 

[2mJps]

What is the I beam for do you get alot of snow. I would have it roofed sideing is easy.

 

[quick60]

We might get two snowstorms a year that accumulate 6 or more inches. However the forcast said be prepared for a higher than average snofall this winter.

No specific reason I know of for the beam. It will run the short dimension in the center of the garage and support the ceiling joists in the storage area above the 9' high ceiling area.

 

[kvom]

I'd go for a 10x10 door on the lift bay. Being able to back in a vehicle on a trailer or a high load in the back of a pickup can be very useful. I've used my lift many times to unload heavy stuff from my truck.

 

[pattenp]

With a 11' ceiling what style lift are you planning to get? I assume you have verified the needed height.

 

[quick60]

The builder said he has built several garages with lifts and 11' is what he typically builds. I was going to ask him to go 12' just be safe. But a Bendpak 2 post lift was what I was planning for.

 

[quick60]

I'd go for a 10x10 door on the lift bay. Being able to back in a vehicle on a trailer or a high load in the back of a pickup can be very useful. I've used my lift many times to unload heavy stuff from my truck.


Good point

 

[quick60]

No thoughts on the price difference of $4200 between a 30x40 turn key vs a 30x36 with me doing roof and vinyl?

 

[cyamaha2007]

is the 4200 labor only? Will you have to buy the materials?

 

[Corins]

Guy I work with was quoted a price of $5000 labor to turn key a 18x24. Instead he did it himself, and he has told me if he had his time back he would have just paid to have it done as if he worked extra shifts during the time it took him to build it, he could have made more then the $5000 labor it would have taken to have it built.

No doubt those numbers have to be counting material costs, this place is expensive as anything for everything, I don't really see too many places costing more. As an example, concrete here is $300 a sq yard.

 

[ishiboo]

No doubt those numbers have to be counting material costs, this place is expensive as anything for everything, I don't really see too many places costing more. As an example, concrete here is $300 a sq yard.

You silly Canadians measure concrete by the square yard?

How ridiculous. Is that square yard 15' tall? Price might not be that bad...

Our ready-mix plant is $75/yard, which like most things purchased in volume means it's by the cubic yard.

 

[quick60]

He quoted me a price of $29870 for a 30x40 garage turn key with no electrical. After looking more closely at our finances I deceided to drop it to a 30x36 in addition to save money he complete the job 30x36 minus siding, roofing, and electrical. I will install siding, roofing and electrical. He came back with a price of $25,670.

 

[quick60]

Guy I work with was quoted a price of $5000 labor to turn key a 18x24. Instead he did it himself, and he has told me if he had his time back he would have just paid to have it done as if he worked extra shifts during the time it took him to build it, he could have made more then the $5000 labor it would have taken to have it built.

I would to except the city has cut OT costs tremendously. I used to get 40-80 hours OT per month now licky to get 12.

 

[quick60]

I would work OT as well to fund it except the city has cut OT costs tremendously. I used to get 40-80 hours OT per month now lucky to get 12.

 

[Lucky Lager]

Im in Suffolk, getting ready to build my 22 x 26. Wish you could do it yourself, you could save so much. My friend in Chesapeake is nearly done with his 24x36 and it cost him $13,000 for everything.

 

[Falcon67]

I'm thinking your roof will be in the $1000~1200 range when you are done putting the shingles and paper on it. More or less. He's chopping 120 sq/ft off your build. The original price was $24.89 sq/ft - That's almost $3000. Plus 12000 = 4200. So he's only giving you $1200 to not do the roof and siding. I've got about $1100 in materials on my 24x40, counting only shingles and high tech roof paper.

 

[KPSquared]

I'm in Alberta, Canada. . .I've done most of the labor myself (hired electrical, paid labor for shingle install and concrete place and finish) I'm into it for around $35,000 at this point. . .gonna be an easy $45,000 when it's done. Got quotes well over $60,000 to have someone else do it. 30X36, link in my sig. . .

 

[Corins]

I would work OT as well to fund it except the city has cut OT costs tremendously. I used to get 40-80 hours OT per month now lucky to get 12.

That's the thing, currently I can get up to 176 hours of OT a month if I wanted, I normally stick to a more reasonable 72-96 a month though.

 

[mothgrey]

I'm in Richmond and did 2 10x10 doors