Quote for 22'X44' garage/workshop - reasonable?

[SpyderMike]

I have a level space on the end of an existing outbuilding that I want to build my garage-workshop. Here are some of my simple specs:

The extension to the existing building requires demolition of an enclosed carport and some four feet of overhand roofing.

10 high walls and 12 foot clearance over center 8 feet of space for four post car lift clearance.

Radiant floor heat - I want the tubes run and have specified the manifold location (I will figure out how to heat the water later). The radiant floor materials have not been quoted - only the slab being poured over them.

I have analyzed the sun position and have spec'd windows for passive solar - the window costs are not yet quoted - installation labor is included below. There are four windows.

I have spec'd the doors (one 14'X9' roll up and one 36" steel man door - high R values). These costs for the roll up is not included - the cost of the man door is.

6 inch slab over 2 inches of insulation.

R20+ walls and R40+ ceiling. I have asked for blown cellulose and he says he can't find anyone that does that. What he has quoted is blown in foam.

He is quoting 2X6 stick framing with 1/2" CDX sheathing and scissor trusses with 3/4" CDX shoething on top.

Interior sheetrock will be 5/8" with flat finish (no texture).

1" X 8" Hardi fiber cement siding is being quoted per my request. Eaves and soffits will be covered. I will paint it.

I will take care of electrical and lighting and compressor air runs.

Roffing material is GAF/ELK Prestige lifetime.

Here is his quote:

Excavation: $1,200.00 est.
Concrete: $8,000.00
Insulation/slab: $2,000.00 est.
Demolition: $1,200.00
Framing material: $4,000.00
Trusses: $2,825.00
Framing Labor: $5,040.00
Siding/Finish Labor: $3,600.00
Sheetrock: $3,575.00
Roofing/new: $2,450.00
Roofing/existing: $2,875.00
Insulation/walls/ceiling: $4,040.00 est.
Gutters & downspouts: $300.00

Profit & overhead @15% $6,165.00

Total: $47,270.00

per his notes:

1. Concrete slab was quoted by my concrete guy. Included is a 6" slab, rebar, placement of concrete over insulation and pex line heating system. A 4" slab would be less but not enough for a substantial saving.
2. Insulation under the slab may be high. I had to estimate that cost.
3. Insulation for the walls and ceiling is the the spray foam type. There are less expensive avenues.
4. Siding is Hardie cement siding and included in the framing material cost. Labor cost is on the list. Installation of windows and doors is included.
5. Roofing is broken out on the list.
6. Permits are an unknown. My guess is figure about $2500.00
7. Drawing costs will run you about $500.00

His quote seems high to me in almost every area. I am getting other quotes -just curious for feedback.

The location is Southern Oregon.

Thanks,
Mike

 

[Nighttrain]

$48 per SF. Not too bad for a finished garage with what your asking for. He may be taking into the account that you are going to be doing some of the work yourself. i,e, electrical and this will slow him down in the sheetrock hence he will be on your schedule to do some of the work and get his crews in there when your done.<?xml:namespace prefix = o ns = "urn:schemas-microsoft-comfficeffice" /><o></o>
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[mngundog]

I'm not in the trade by any means, however I did recently put up my 38X38 attached garage and the figure that strikes me as high is $5040 for framing labor. Seems like a lot of man hours for framing. I would like to hear from some carpenters on how long a job that is.

 

[SpyderMike]

Nighttrain - I am using exposed EMT on the sheetrock when he is done.

mngundig - He is including the siding labor in the framing cost number...does that change you reaction?

 

[mngundog]

Sorry when I read it I thought that it sounded like the siding was done under the : Siding/Labor $3600 and then was mentioned that the siding MATERIAL was included with the framing MATERIAL cost.

 

[SpyderMike]

Actually, you are correct and I am wrong. Thanks for that!

 

[obedia-h]

Congrats on a new build!

I sure wish I could even afford close to that. I had quoted here in PA a 24X36 5" floor with fiber and screen. 2) 9X7 doors one man door 2X4 walls 8 foot high and at a shell price of $34,000. I am retireing next year so to steep.

I am starting a contractor on the yard to level and put in and pack stone for a 24X36 prefab all wood garage with 3/4 "treated & insulated floor etc from Shawnee Structures. the total for a complete shell plus wall & cieling insulation and vinyl floor squares and corragated steel 3 foot up then partical board. wireing for a total of $18000.oo done.

I do very little welding or cutting but have welding blankets in case I do along with 4 - 5lb extinguishers. Most of what I do is motorcycle and restore garden tractors.

The other thing I like is the permits took 3 weeks and only cost $125.oo and can be set 1/2 the distance of a perment building.

 

[38Chevy454]

Not knowing where you are location, it does not seem that far out of line for a finished product. I managed to get my 26x48 in at around $34/sq ft cost for contractor, materials and not including my labor doing the inside electrical, insulation and interior walls OSB and drywall on ceiling, and painted myself. I have less insulation than you do (none under slab), did not have any demolition, and went with 5 inch slab.

I did get an estimate on contractor doing everything, it came around $40/sq ft. Yours being slightly smaller size makes the $/sq ft a bit higher in itself.

You might be able to get it a little less, or do more work yourself to save some money. If the comntrator is a good one and you have good references or referral, it may be worth the money. Again your location does have a pretty big effect on costs.

 

[John in OH]

I'm used to costs in rural areas so I'm not a good judge, but $48/sqft sounds a little on the high side ... but not too outrageous. What does seem shocking is $2,500 for permits!! I think the total for all my permits for my garage was under $300. But maybe you are in a city where big government needs a fat cut to support their habits. I hate cities!!

 

[SpyderMike]

Thanks for the comments! I am in rural southern Oregon - just over the California border. I just got another quote which was for SIP and timberframing instead of 2X6 stick framing and blown insulation for about $65K. The file is too cumbersome to post here, but I might to point out the differences as I get more data.

Mike

 

[mngundog]

What roofing material are you using am I correct that they are also roofing the existing building?

 

[SpyderMike]

Yes, they are roofing an existing 20X36 building that this new garage is attaching too. They are using GAF/ELK Timberline Prestique composite with water and ice underneath.