"The Showroom- 30x48 stick build"

[c6matt]

I am planning on building a stick build 30 x 48 garage this summer, after "stalking" the forums here I think I have a pretty good Idea on what I want. (this is my first major building project) I plan on having the foundation poured/blocked concrete floor installed, the walls/trusses put up and it roofed, then finish the rest myself. It will be cold storage this year, with insulation/ wiring/drywall coming next year.

To be Built in MI

specs

2x6 11.5' high walls
dimensonal shingle
Vinyl siding
1 8x8 overhead door (doors in gable end)
1 16x8 overhead door
1 36" man-door
standard trusses, 4/12 30' span
4" thick 4000psi concrete floor, 2 3'x3' pads for a lift 6" deep

Any thing I need to thin about i might of missed?

Cost
I had a contractor quote me 65K for it turn key, Yikes!

I just had a guy quote me 15K for the foundation (block walls and floor.) thats 10.50 sq/ft, I was expecting 5-7. am I insane for thinking that is high? that is site prep (dirt left on my property) and pouring/backfilling, materal/ rebar/labor, 2500psi concrete in the footers, 4000 in the floor.

the only trick in the building spot is the terrain. its mostly flat, but the back corner on one side is about 5' lower than the rest of the area.


Kinda what I am looking at

my terrain, the two gray posts are the garage corners, you can see the right side slopes off low

looking atthe same posts from the side

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Garage to the left of the house, tree line is the property line. Town requires 3' from side lot line, 10' from structures

 

[Icky1911]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

I live in Trenton, MI and had Italy American Construction build my 28x30. They did a AWSOME job. Your numbers seem in the ball park. Click on the thread here "Garage Gallery" and look for 28x30 Fully Finished Finally and watch my YouTube Video. Good luck!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

I live in Trenton, MI and had Italy American Construction build my 28x30. They did a AWSOME job. Your numbers seem in the ball park. Click on the thread here "Garage Gallery" and look for 28x30 Fully Finished Finally and watch my YouTube Video. Good luck!

65K finished or 15K for concrete or both? Nice garage, I cant wait to have mine underway..

 

[Kevin54]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

c6matt........First of all, WELCOME to Garage Journal. You had better get a notebook and start writing down all of your ideas that you find as to what you are going to do to your garage when you get it framed up. Being on here, you'll change your mind more than a pregnant woman wanting a midnight snack.

As far as the foundation, or having a turn key building.....shop around. Those prices seem very high to me. Taking in consideration all of my concrete, the pour amounted to 34' x 42'. I have 6' overhangs on the front and side but my garage dimensions are 28' x 36', full block foundation down to frost line which is 36". It been a few years ago, but I only had $6000 in it for the foundation and floor.

I had a guy pour a floor and have a foundation done for my wifes 20' x 20' building, plus a 25' x 32' area in front of her building, PLUS I had sidewalks (3' wide) all the way around the house and had right around $10,000 in all of that. Blocks were $1.25 each to be laid and $2.00 each for the termite blocks (top coarse, no holes)

There are a few hungry block guys and concrete guys out there. Shop around, get a few references, and check the references out. If you are going to put a lift in sometime in the future, make sure you have thicker concrete where the lift legs will set.

A garage the size you are planning. $30,000 would be more in line for a turn key building. Punching in the dimensions of what you are looking to build to carterlumber.com and getting as close as I could with their program...10' ceilings, same size garage doors, 3' mandoor, but they only go as large as 30' x 30' x 10', the materials are $9,000. Adding another ballpark figure of $2,000 for the change in length and height, would be around $11,000 for materials give or take a couple of dollars, plus adding on what I think a foundation and floor should be of around $10,000, you're looking at a ballpark of $21,000 in materials. Then tack on 100% for labor and you are at $42,000 which seems way more fair that the $65G's your contractor wants for a turn key garage.

If you are capable of doing framing and have a few friends, in two or three days, you can have it framed yourself.When I built my garage, the wife and I were gone for the day and got home in the late afternoon. I decided to start framing out one wall. We ended up framing out a side wall and a back wall in a few hours and her and I set the walls that evening. All in all, that afternoon and evening, we had about 5 hours in it total. The two worse parts of building any building is the floor and the roof. Just a suggestion, but you could save yourself a bundle by framing the walls with some buddy help, then hire out the roof and setting of the rafters if you don't feel comfortable doing that. But at $65,000, I would expect the building to be framed up, and finished outside and inside both.

That's just my opinion on it though. Others will chime in with different opinions. I'm looking at it from a location standpoint and Michigan is just a few hours from where I live. Maybe things are more expensive up there than what they used to be, I don't know.

But anyways....good luck, keep us updated as to your progress, and again...Welcome!!!! I hope you hang around for quite a while. Oh and by the way....We like pics, and the more you post the better!!!!

 

[Icky1911]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

My concrete was 12K and complete finish would have been $55K and that was for 28x30..So, yes for your size garage the numbers look right. In my opinion. I had them take down and remove my existing garage, put down the concrete, frame it, put the garage up on 1 block of sinder block, put up the vinyl, roof it, electric, 18ft insulated garage door, Liftmaster Jack garage door lift, glass block windows, and lay the gravel behind the garage. I installed the insulation, lighting, ceiling fans, put up the T1-11, installed my heat, put down the OSB board in the attic, installed the attic fan, and a few other odds and ends..Post some pics when you start! I/ve got about 50K all in..

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Thanks Kevin and Icky. I was expecting around 10K for the foundation/floor myself, good to hear its not insanely out of line ..I have a few more quotes coming in on the masonry, so I'll see how they stack up. I guess I could frame it, the roof and the trusses I would want to hire out, (although I do have a friend with a crane.. I could set the trusses.

Kevin when you say 30K for a turn key building, I assume you are talking finished externally with bare studs/uninsulated/not wired, correct? And I did have some pads for a 2 post in there, although the plan is for the 4 post in the new garage and a 2 post in my attached 2 car. its the "in case I change my mind later! "

And I will def have a ton of photos to post, my car build thread on another forum is 17pages, I document my builds!

 

[volaredon]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

I built mine in 2006, 30X36, doing as much as I possibly could myself and with the help of friends, and I am at ~18K for mine. concrete was $6800 of that, plus I paid out ~$3500 in labor for a lil help with the walls, and my help did all of the roof from the ceiling joists on up to and including the shingles 100% stick built. Everything is 16" OC, 2X4 walls, 2X10 ceiling joists, 2X8 rafters, and a doubled-up LVL beam running from gable to gable.
100% built the "old way" plus plenty of rebar in the floor (I worked at a steel bar mill at the time so the rebar came cheaply) but no "rat wall" treated sill plate anchored straight to concrete, at grade.

My help wanted to cheap-out and make me buy trusses but I said "no way" I did all of the electrical myself.

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

I built mine in 2006, 30X36, doing as much as I possibly could myself and with the help of friends, and I am at ~18K for mine. concrete was $6800 of that, plus I paid out ~$3500 in labor for a lil help with the walls, and my help did all of the roof from the ceiling joists on up to and including the shingles 100% stick built. Everything is 16" OC, 2X4 walls, 2X10 ceiling joists, 2X8 rafters, and a doubled-up LVL beam running from gable to gable.
100% built the "old way" plus plenty of rebar in the floor (I worked at a steel bar mill at the time so the rebar came cheaply) but no "rat wall" treated sill plate anchored straight to concrete, at grade.

My help wanted to cheap-out and make me buy trusses but I said "no way" I did all of the electrical myself.

Thanks for the reply!
Was the concrete installed for 6800 or was that materials? how much grading was required? Do you have any pics of the rafters going up?

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Looks like the garage is going to cost about 19K to get 6" tall.. sheesh.. but thanks to the township it looks like i can put a shovel in the ground around july 4th! very exciting!

 

[Kevin54]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

c6matt....check this out It's from an older post, but I won't put up the rest of the replies. They came from Indiana to West Liberty, Ohio

I stopped over at a buddies yesterday to see his new Pole Barn. 52' x 60' with 16' ceilings. I wish I had gotten some pic of it. He had a company out of Indiana put it up. And no, I don't remember the name of the company. He's going to run electric out to it when the weather breaks but not finish it off as he is just going to use it for cold storage. It does have a concrete floor though.

The company that erected it charged him $4000 for the erection, I'll send him a text later today and get the particulars on the other items. It has one man door, and two, 16 x 12 rollup doors, one at each end. Total price was $27,000 to build it. And if I heard him right, he said that was before concrete. $27,000 didn't sound too bad until you take the $4000. That would be $23,000 for materials. Doesn't that seem sort of high for a barn that size?

Here is the builders info

Ft Recovery Lumber Company
Telephone 419-375-4166

Ask for Brian.

Barn Cost $27429.02
Concrete- 20 yds. @ 5" deep = $4700

Labor $2400

I don't know why the last pic shows the door opening bent because it's not. Everything is straight as can be.

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

So its moving forward, I was issued building permits today! Just waiting for the planning board meeting for approval and I can break ground..so close!

 

[ddawg16]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Welcome c6......we are more than glad to help you spend your money....

One suggestion....push it further back....maybe so the back of the garage is inline with rear of the house....maybe a bit more back....this way it does not take away from your house.

Do the best you can to make it look like the house...i.e., same roof pitch and finish. You will be glad in the long run.

I would put the man door towards the back corner for easier access from the back yard...and maybe have another one up by the front corner.

Maybe consider a single 9' door in the back with a pad so you have a rear access for vehicles...especially toys....

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Thankas for the input John. The problem with pushing it back is that the line of pines is a rige, and gets to be a pretty good grade the further rearward I go. At its current placement I will still have a 5' high block wall above grade just for the foundation to be level. thats also the reason for no rear door. A compromize, but not much I can do about it without huge changes to the topography. The shingles are going to match the house, but I am not allowed to match the houses roof pitch because of hight restrictions (14') its stupid, but with out a variance (that I wont get) there is nothing I can do. I know the township rules are there to avoid eyesores, but they are not helping in this situation..

the actual plot plan shows it aligned with the rear of the house..

 

[NUTTSGT]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Sounds like you are almost ready to go on your build, that's awesome. Make sure you start a build thread in the gallery section and take plenty of pictures.

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Garage was approved the township...woot! build will be starting in a few weeks..

 

[CNGsaves]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Welcome c6......we are more than glad to help you spend your money....

One suggestion....push it further back....maybe so the back of the garage is inline with rear of the house....maybe a bit more back....this way it does not take away from your house.

Do the best you can to make it look like the house...i.e., same roof pitch and finish. You will be glad in the long run.

I would put the man door towards the back corner for easier access from the back yard...and maybe have another one up by the front corner.

Maybe consider a single 9' door in the back with a pad so you have a rear access for vehicles...especially toys....

^ ^ ^ This. Spending $40K to $50K for building with only front access will be a daily PITA. Bite the bullet and spend money for dirt work to smooth out that back section of lot so that building can be moved back further. You WILL want a 9' door at the back for drive-thru feature.

Also add some windows. Good luck!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

interesting, could you provide more info? Just wondering what I would need to have rear access that I havent thought of..
What I was considering for my decision...for rear yard access I can drive around the other side of my house, and the lawn stuff will be in a seperate shed. The garage is just for storing finished cars, the 22x24 attached garage is my work/ fab shop so the rear door seemed unnessary. Not saying your wrong, just want all the info before I spend the cash..

 

[NXGTS]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

My foundation/concrete was $9900 for my 30x48. I have only a 3' apron along the front and a small step outside the back door. I liked having access to both ends of the building so that I'm not constantly walked around it to get in.

Looks like a nice plan. I'm fond of the size

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

NXGTS, my slab will be 30x68, fiber with 6" pads for 2 post lifts. the expensive part is all of the fill I need, and the 6' block wall along the back. 15K.. Expensive, but for all i needed I thought that was reasonable..you have a nice shop, I used some of your pics to form my building plans. How tall were your cielings? I wanted to do your truss combo, but hight restrictions prevented it.

 

[NXGTS]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

The walls under the attic storage trusses are 10' 8". 9' sidewalls and 20" of stemwall block. The peak in the lift area is a little over 18'.

Sorry I missed the part about the bigger pad. That is somewhat reasonable. You could probably get somebody to do it a couple thousand less expensive depending on how hard you tried. I think the turnkey estimate I got was around $65K. That didn't include dryall, insulation, plumbing or paint. Hence the DIY.

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

That must be the standard answer, my turn key quote was 65... I had 4 concrete guys out, 3 out of 4 were within a grand of 15K...

 

[eficalibrator]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Looks good, Matt. Hey, do you own a C6 Corvette? I own one too and am building a garage. We should totally hang out and talk about the finer points of Adams vs Zaino! Bwahahahaha!!!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Looks good, Matt. Hey, do you own a C6 Corvette? I own one too and am building a garage. We should totally hang out and talk about the finer points of Adams vs Zaino! Bwahahahaha!!!

Funny Greg, thanks for going to the board meeting for me!

Digging begins this weekend..but first ... Trees in the way..

Going Down (next tree took out the basketball hoop, that is/was being removed anyway)

Graveyard for trees

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Moving out the walkway..

Gone

Did score a sweet snap bracelet

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

foundation inspection today!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

So foundation inspector found the septic line running through the foundation, no approval granted. I find out the septic is in the center of the slab (see other thread) so now I am installing a new tank/field behind my house, and the footings can be re-dug. The septic will be finished by next friday, and woork on the garage starts next sat. finally moving forward again!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Finally pouring!

the footer had 3 steps per side

Rain Delay

Time to put down the block. 8" block, 6" top

Finished!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

The pad area has been mostly leveled, the compaction inspection is thursday. In the "deep corner of fill I have been flooding it with water to make sure it is fully setteled by the time we are ready to pour. I have a plate compactor, but figure its better to leave the top a little loose at this point to let the water soak in. Any other tips/tricks to make sure its setteled all it can?

 

[matouse3]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Great looking start. Keep us posted.

 

[Kevin54]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

The pad area has been mostly leveled, the compaction inspection is thursday. In the "deep corner of fill I have been flooding it with water to make sure it is fully setteled by the time we are ready to pour. I have a plate compactor, but figure its better to leave the top a little loose at this point to let the water soak in. Any other tips/tricks to make sure its settled all it can?[/QUOTE]

What are you backfilling with? Stone, sand, or soil?

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

The pad area has been mostly leveled, the compaction inspection is thursday. In the "deep corner of fill I have been flooding it with water to make sure it is fully setteled by the time we are ready to pour. I have a plate compactor, but figure its better to leave the top a little loose at this point to let the water soak in. Any other tips/tricks to make sure its settled all it can?[/QUOTE]

What are you backfilling with? Stone, sand, or soil?

the ground is all sand, scooped out most of the dirt that was on top, and used the sand from the footings to fill in the "Low spot" had to bring in 2 loads of sand to finish the floor off to the proper grade. Its 95% sand, with some small stones and gravel mixed in.

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Floor leveled, putting in thickening pads for lift. Floor is 4" fiber mesh concrete with wire and around 30 sticks of rebar..(mostly around the lift and the area around the old septic tank)

the floor..

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Approach/ side parking area/patio is done..Very happy with how it turned out.

Stamped concrete on approach

Detail

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Spoke with the contractor yesterday, the plan is to start mid march (weather depending) and have it up by mid april.. finally forward progress again.

Looking at siding samples, the sides are going to be a reddish dutch lap to match the cedar on the house, but the front of the house is brick, and I was thinking of matching it with brick vinyl on the garage. Anyone have experience with brick vinyl? and I am not sure If I should do 2 pillars like on the attached garage or do the whole front in brick...the cost diff going "brick" on the front is ~$500
looking at this "used buff"..http://www.exteriabp.com/hand-laid-brick

you can see the brick and cedar combo in this pic..

 

[MSD Shop]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

That stamped and stained concrete patio and approach is awesome looking, what a great touch!

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

So I was planning on dry walling the entire inside, but now I am thinking of just doing the walls and putting ribbed metal in for the ceiling. I don't want to deal with cracks as I walkstore stuff in the trusses.
like this

Insulation plan (thoughts welcome)
r21 batts in the walls, 1" foam under the siding (R5) for R26 walls, r30 batts in the ceiling (also considering Blown in for the attic area) and R 16.25 Garage doors.


I will be heating it all winter, ~45°F using something like this (Nat Gas) def using a vented unit, I know unvented will result in a sauna..

http://www.globalindustrial.com/p/h...gclid=CIr894Kcg74CFe87MgodsysAfQ&gclsrc=aw.ds

 

[Xander]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Nice build! FWIW I did drywall on the ceiling and covered the seems with 1x4 trim to give it a nice look.

X...

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

Nice build! FWIW I did drywall on the ceiling and covered the seems with 1x4 trim to give it a nice look.

X...

do you have a pic? open to options at this point as I wait for the lumber and trusses to be delivered

 

[c6matt]

Re: Ima Newb, Your input welcomed! My 30x48 garage plan/ build / ?? thead

So i was waiting to see the specs of my trusses, I don't need heavy storage just would like to have the space to put all the car parts i have as spares. I called the lumber yard that my package is coming from and found the trusses ordered has a 0lbs BCLL (bottom cord Live load). It had been a week since the order had been submitted, and I asked what it would cost to go to a spread web storage truss. They would give me a 20psf load rating on the bottom cord, and a 9' wide and 6' tall triangle for storage. $30/per truss more - I think it will be worth every penny.