Sticker Shock 30x40 New Build

[BRider]

I've been lurking here a long time planning our build. We're finally ready to pull the trigger and the first 2 bids we received are already starting at the top of our price range ($80k-$90k)

These bids don't even include many of the details we'd like. Basically a stick-built, 30x40, 12ft ceiling, 2nd story loft, vinyl siding/asphalt roof. Couple doors front & side, couple windows.

Is this really where the market is nowadays? We live in Northern Lower Michigan and it's a resort area so I would expect some higher costs, but this is ridiculous. Supply & demand? Labor shortage?

 

[Bigblockyeti]

Sounds like supply & demand plus labor shortage. What are the details you're not getting for those bids?

 

[TLGriff]

I experienced the same sticker shock in the U.P. for my 40 x 70. I ended up switching to an open truss steel building from Worldwide Steel Buildings. The basic building was delivered to my site for just over $30K. I was responsible for the dirt, concrete, doors and windows, and assembly, but all told it was about $20K less than a similar stick built building.

Tom

 

[Terracar]

I am unsure where you are located, but...

Stick built estimates I have received are in the $95-$100/sqft range. Pole barn building estimates came in around $43/sqft (32x40 with 16' eaves, 4x12), which didn't include wiring, insulation, or a loft.

 

[sberry]

Where exactly?

 

[BRider]

What are the details you're not getting for those bids?

I was hoping to add was radiant flooring, bathroom, dust collection system and a lean-to (depending on setback restrictions).

One of the contractors said that some of their sub prices are the highest he's ever seen. Roofers are charging 5 times what they did 5-7 years ago ($300/sq instead of $65-$85).

We have association restrictions so it has to be stick built and match the house so we're limited with our options there.

 

[SALIV8]

I have a 30x48 shop in s/w michigan. I Had an amish crew build it. They were very resonably priced and quite skilled.

Find some Amish near you.

 

[sberry]

North or Traveres or south?

 

[yeldogt]

I've been lurking here a long time planning our build. We're finally ready to pull the trigger and the first 2 bids we received are already starting at the top of our price range ($80k-$90k)

These bids don't even include many of the details we'd like. Basically a stick-built, 30x40, 12ft ceiling, 2nd story loft, vinyl siding/asphalt roof. Couple doors front & side, couple windows.

Is this really where the market is nowadays? We live in Northern Lower Michigan and it's a resort area so I would expect some higher costs, but this is ridiculous. Supply & demand? Labor shortage?

I just went though estaminets for rebuilding costs -- in eastern PA I'm at $100sf to $120sf -- for nice construction. not vinyl siding ..yes asphalt

 

[BRider]

North or Traveres or south?

We're over by Empire/Maple City area

 

[sberry]

I am about an hour dead south. My cement head bud headed to Florida,,, I should be calling him to see if he will be back. You have any pics for this build?
I hear the market is tight there, another friend from here working there, building some monster shacks.

 

[slackdaddy1]

I did all the work myself,, I have OVER 70K in materials and misc labor help in my 22' x 32' garage shop.

 

[jpcjguy]

I just had a vinyl sided 48x32 with attic truss over 30 feet built. It has two 9x10 doors and 2 man doors and it cost me just under 40 sq. ft. I am taking care of electrical, plumbing, insulation and drywall.

 

[rattle_snake]

sounds about right...

 

[DalyArcher]

can you manage any of it yourself? If you can get a few buddies to help throw the roof on, tackle the siding over a couple weekends...

90k does induce sticker shock, but you are getting a whole lot of building, 1200 sq ft with a second floor loft, not your average 2 car garage.

 

[andyvh1959]

I'm still building my 24 x 28 garage. Just adding the electrical now (myself) and I'm at $21,225 so far. Hired out the site prep, slab, and general framing, doing the rest myself. I should finish out, with my snowmobile hoist platform and solar panel LED lighting system at just under $23,000. I'm in Green Bay WI. Been using Menards for most all the material. So I'm taking advantage of all their rebates.

 

[jd_1138]

I did all the work myself,, I have OVER 70K in materials and misc labor help in my 22' x 32' garage shop.

Wow, nice structure. You live up top?

 

[slackdaddy1]

Thanks,, nope, I am no "Fonz"

Wow, nice structure. You live up top?

 

[matt_i]

I'm in the Ann ARebor area.

People (companies big enough to build small subdivisions) are building houses *everywhere* here. The farmlands that lay stagnant and for sale for a good 8+ years have all been snapped up and had model home(s) built so fast the electrical service is a temporary one built on Y-shaped posts of 2x4s framing timbers.

One for sure has a two dozen or more spec houses going apparently to keep up with the need to move in RIGHT NOW.

I'm just remarking that the behavior is out of the norm and is unsustainable. There are thousands of empty dwellings and the people to fill them are coming from (??)

I'd make copious notes and research things and keep that burning money in your pocket. A day will come where you can build for less.

 

[karfever]

Welcome to my world! I have been trying to get my garage/shop under contract for six months in West Tennessee. I thought I had a contact at $66 per sq ft for a 50x32, stick build, scissor truss with 12 ft wall height. That included electrical and a rear lean to. But still it seems I need to beg contractors to take my money.
I am almost at the point to sit on the sidelines and wait.

 

[HPRifleman]

Earlier this year I have been getting estimates on a 24' x 43' garage addition attached to my house. Stick built, brick exterior, completely finished. I would read internet costs of $40-$50 per square foot for a garage. That made sense since a garage is just a box with a bunch of air. No plumbing, no kitchen, no complicated interior spaces.

I had three different builders give me estimates. They ranged from $120,000 to $140,000. I was told the concrete alone would be $30,000.

So much for believing what I read on the internet. Now I'm planning a detached build of about the same size and my cost expectations have been "re-calibrated".

I can certainly relate to stickershock.

 

[348guy]

I've been lurking here a long time planning our build. We're finally ready to pull the trigger and the first 2 bids we received are already starting at the top of our price range ($80k-$90k)

These bids don't even include many of the details we'd like. Basically a stick-built, 30x40, 12ft ceiling, 2nd story loft, vinyl siding/asphalt roof. Couple doors front & side, couple windows.

Is this really where the market is nowadays? We live in Northern Lower Michigan and it's a resort area so I would expect some higher costs, but this is ridiculous. Supply & demand? Labor shortage?

You are too close to Glen Arbor and Traverse City. A lot of money in that area. And like you said, supply / demand and a lack of good builders. I'd be very careful taking a low bid and check references.

 

[Oldgloryfirearms]

I am currently going through this myself and working with a builder. I told him my budget is 40-50 a Sqft for a 30x40 with attic trusses. That doesn't include finishing the inside or electrical as I will do that myself. I am located in MD about 2 south of Baltimore. He seems to think he can get there but we will find out Monday.

 

[mz44]

We have association restrictions so it has to be stick built and match the house so we're limited with our options there.

You can do vinyl siding and asphalt roof on Pole barn construction, adds some cost but should still be cheaper than stick frame. Once it is built you cant tell how it was framed.

 

[aggie113]

I have been trying for several years to get a 30x40 detached garage built. I've had quotes as low as $35k (no insulation/electrical) to over $110K! To know what bids you should be looking for you need to figure out the aggregate costs of the build. What would the cost be for getting the concrete foundation done? What would it cost to get the building material supplied? What would labor cost to get it put together and extras done such as insulation/electrical/plumbing? Once you have a general idea for those you can figure adding a good 10-25% to hire a GC to manage the project for you and for basic middleman costs.

After many tries of quotes I finally got a builder quoting me $46k for my 30x40x18 with electrical/insulation. Granted, the build is still underway so can't say yet that I got my money's worth
If you can wait then keep holding out for a reasonable bid for your project.

 

[hchinaski]

For a point of reference, I just had a 30x50x12 pole barn on a slab with two 10x10 and one 9x7 garage doors, bubble insulation, one entry door and two windows built. Including the gutters and elaborate french drain that the city required and a 30x25 driveway, I was in at 46k in suburban Nashville. I had electric put in separately from the main building construction, and am framing up the inside perimeter with studs on 24" centers, with R19 insulation and OSB sheathing myself.

 

[BIMMERBOYZ]

60x25 two stories 31’ in height.



Plans 4
Permit 2.2
Relocate AC 1
Foundation/excavating 6
Pipe for electrical/sewer and cement hilti and core drill rental .5
Road base gravel/ grading 1.5
Mini ex 1
Wood 25
Framer 13
Roof 7.5
Dumpsters 1
Pex, tubing stapler, staples 1
Rebar .5
Concrete pump .5
Cement 5.5
Flat work labor 1.5
Stucco 10
Windows 2.2
Soffit and gutter 2.5
Garage doors 8.6
Plumbing 2.5
HVAC two mini splits cassettes. 5
Fiberglass for deck 2k

104.5k

Haven’t factored in Electrical, insulation sheet rock, paint. It’s going to be another 25k$

 

[Stevie-Ray]

This was right at 20K back in 2012. A $7500 kit, and a hired contractor did it with concrete for $12500. I did my own electric and insulation and still don't have 25K in it to this day. Not as tall as you want and no loft, but there maybe kits more your your liking. This one's 24X48

 

[PhilJohn]

Yes. I was at the same position last spring.

We went to Morton, Lester, and Structural Buildings LLC, They wanted 70k just for the building!!!

We got lucky though. A lumber yard in the next town who has there own crew. They quoted us at 29k for the building. 11k for the liner package. And the best thing was they had WAY better online reviews than the big companies. They did a fantastic job!

 

[Deude_Mann]

So for reference here is my current 30'x40' build (1200 sq ft). I am located in Texas.

- 30'x40' Concrete slab, with rebar, vapor barrier, and footings is just under $10K. This is a good price for this area, and the company is reputable.
- 30'x40'x12' standard metal building from Mueller out the door is $8100 (delivered). I plan on erecting this myself with help from friends.
- I am budgeting $3K for spray in foam which is probably higher than what it will cost. I plan on contracting that out.
- I am budgeting another $4k for items like floor coating, lighting, and electrical. I will be doing that myself as well.
- I'll be buying the garage door online and DIY installing it. I have budgeted another $2K for that.

All of the DIY stuff will be done slowly at a very leisurely pace due to some health issues that keep me from pulling 12 hour heavy work days like I could in my 20s .

So:
$10K + $8.1K + $3K + $4K + $2K = $27,100 / 1200 sq ft = about $23 sq. ft.

If you are willing to do some of the work yourself you can save a lot of money, and some of the jobs really are not too difficult:
- Floor finishing is a good example. My wife and I saved thousands of dollars DIYing the stained concrete floor when we built our house. We had never done it before, it turned out great, and still looks great 14 years later. It only took three days start to finish. We watched youtube videos, did our homework, and asked the staining materials supplier a few questions.
- Electrical work. Find an electrician that is willing to work with you. When I built my last garage (stick frame) I ran all of the wiring to the garage breaker box and installed all of the plugs, switches, and lighting. I had never done a job that large before but again I just did my homework. My electrician checked out my work when I was finished to be sure it was safe and met code. He then ran the main cable from the garage breaker box to the main breaker box.


EDIT: Whoops I knew I was forgetting something! I'll be buying a 10'x10' double steel insulated door as well. That adds another $2K. Above math corrected accordingly.

 

[Stuart in MN]

The only comparison prices that will matter are ones from your area, for a similarly sized garage finished in a similar manner. How much it costs to build one in another state, or how much cheaper it will be if you DIY, or how much it cost to build a garage years ago, aren't relevant.

 

[iSpark]

I just handed our builder some drawings of the design and layout of our 32x56x10 with scissor trusses today to get a general quote.
I hope to contribute again in this thread in a week or two, but I'm expecting it to be between 80K and 100K.

My area is in a building boom, coastal South Carolina, and every contractor, sub and supply dealer are pretty much booked solid.
Even the "handy mans" are working 7 days a week. lol

 

[socal996]

I feel your pain! Stick frame here in Victor Montana as high as $100K and as low as $78K (none of which are firm quotes). I have a relatively tough lot that requires a fair amount dirt work and fill. I decided to go with a pole barn that all in is going to be about $55K. It will be 30x40 with 12 foot walls, electrical inside and out, water to the outside, 10x10 Wayne Dalton door carriage style, 36" man door with glass and three 3x4 windows. My brother-in-law in TX had his build for $19K using all steel structure.

Would have liked a stick frame, but couldn't bring myself to spend 100 grand on a building that isn't finished on the inside and with a primary purpose for storage.

 

[finn]

I always am amused by those posts, too.

The prices are only relevant if the guy from small town nowherseville that built for $12 or $18 or $23 a square foot a few years ago, will pack up, go to the OP's location, bring along his brother in law or friends, and build the garage that the OP wants, not what they built, for that price, today, and do it in a licensed, insured, dependable timeframe.

He wants a complete, contractor constructed, stick built, 12 foot with attic, radiant heat, electrical and lighting and insulation, interior finished, dust collection, bathroom, architectural siding and roofing with windows and doors, in urban Michigan, to meet association covenants. The comparison cost of a metal sided, unfinished, uninsulated pole barn in the rural midwest or mid south with no building code/inspection/covenants/restrictions put up over several years by DIY and beer fed friend labor is not even relevant.

He’s not exactly in urban Michigan. Far from it , but probably even worse, as it’s a resort and tourist area with a lot of seasonal residents and big city retirees, coupled with a pretty short building season because of the heavy snowfall during the long winter. Labor shortages are also more acute in this type of area.

I found that for some projects, like roofing, it was actually quicker and considerably cheaper in suburban Chicago ( Naperville) than in the UP of Michigan.

More crews in the city, longer season, no shut down for deer season.

Cost for a two story colonial roof in the city was a good thirty percent less than a single story cottage in the UP with a similar sized roof. One bid was actually 3x.

Another factor is that in smaller, more rural areas, especially where the buyers are from out of town, and appear relatively affluent, there seems to be a contractor cartel that engages in unofficial price setting verging on gouging. It disappears somewhat when they identify you as a local.

 

[NWOhioChevyGuy]

Doing my build this spring and only thing I’m sub’ing out is the concrete.
28’x40’ 10’ ceilings w/ attic trusses, concrete will be footers and poured walls with 28’x28’ slab

My cost looks to be $40-42 / square foot

 

[Deude_Mann]

Well if you want turn-key, no DIY, and you are building in a popular area during a construction boom, then yes the price is going to be a lot higher than some of the other options posted here (including mine). If it is too expensive, then:
- Do some of it yourself. Again this can save a lot of money especially in an environment where contractors can charge a lot because it is a seller's market. Plus you can order supplies for some jobs from anywhere in the US, not just locally.
- Slow down the pace and allow time for more DIY and/or out-of-the-box thinking/sourcing. Get the contractors to 'dry it in' then take your time finishing out the interior.
- Wait for a recession; you may not have to wait long. When there is blood in the streets, buy property.
- Lower your requirements
- Don't build

It is the old triple constraint: Quality, cost, expedience. Pick two.

 

[frankush]

I had a 36 x 48 x12 built last year. I did the wall insulation and the electric myself. I have to say the price you got quoted is pretty darn close. I built in northern WI and the biggest problem I had, was finding somebody to build it.

 

[Firebrick43]

He’s not exactly in urban Michigan. Far from it , but probably even worse, as it’s a resort and tourist area with a lot of seasonal residents and big city retirees, coupled with a pretty short building season because of the heavy snowfall during the long winter. Labor shortages are also more acute in this type of area.

I found that for some projects, like roofing, it was actually quicker and considerably cheaper in suburban Chicago ( Naperville) than in the UP of Michigan.

More crews in the city, longer season, no shut down for deer season.

Cost for a two story colonial roof in the city was a good thirty percent less than a single story cottage in the UP with a similar sized roof. One bid was actually 3x.

Another factor is that in smaller, more rural areas, especially where the buyers are from out of town, and appear relatively affluent, there seems to be a contractor cartel that engages in unofficial price setting verging on gouging. It disappears somewhat when they identify you as a local.

Well there is a surcharge for the big city snobbery. Once you prove you don’t have it then the surcharge is waved

We have several “Chicago neighbors” as all the locals refer to them and 3 out of the four are snobs and the 4th family while nice and pleasant to deal with are clueless about “how this farm thing works”

 

[chipjumper]

My co worker was having issues getting a stick built building built in the UP due to a 8-mo lead time from almost everyone. It’s hard to build here in January when it’s -25. He ended up getting one of those all-steel buildings and went even bigger as they are are quite cheap. A brigade of Mexi’s drove up with a gooseneck ( they had other garages to do) and built it on his slab in 20 hours. It was a sight to see. I wish he setup a time lapse camera. The construction is excellent and two years later no problems. I believe it was $32k plus he did the concrete on his own (dug the footers, boxed it, invited friends over on pour day etc). I can’t be quoted on the dimensions but it’s nearly the same as what your looking for.
After reading this thread I bet many people are underinsured on their house and outbuildings. Before I recently moved I had a 30x40 insulated 12’ ceiling with furnace etc very nice building and it was only insured for $40k. Wow that would have been a sticker shock if it burned to the ground.

 

[stm317]

I was hoping to add was radiant flooring, bathroom, dust collection system and a lean-to (depending on setback restrictions).

We have association restrictions so it has to be stick built and match the house so we're limited with our options there.

So, you want a 1200 sqft, stick framed structure that matches your house. It will be 2 levels, have insulation, electrical, plumbing, dust collection and heated floor.

Sounds to me like you basically want to build a 1200sqft house with fewer interior walls. Considering that, $80k doesn't sound unreasonable to me.