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Thoughts on this building quote.....

Jasonr093

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May 18, 2020
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Poconos, Pennsylvania
Hello. I'm looking to build a 2 story 3 car garage with another bay for RV storage. It will be 36' x 37.5' x 10' (ceilings) with the attached RV bay being another 19'x45'x16'... I've received my first quote for the build from an Amish builder. The bid seems high, but it's probably because I'm in complete sticker shock. What's your thoughts?? Thank you!
 

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yeldogt

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Jan 2, 2012
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Hello. I'm looking to build a 2 story 3 car garage with another bay for RV storage. It will be 36' x 37.5' x 10' (ceilings) with the attached RV bay being another 19'x45'x16'... I've received my first quote for the build from an Amish builder. The bid seems high, but it's probably because I'm in complete sticker shock. What's your thoughts?? Thank you!

I recently had to get a rebuild cost on my 1600sf outbuilding in Bucks ...... fully finished inside ... maybe a tad bit higher build quality (still asphalt roof) ..... $225sf --- possible closer to $200sf if the stars align. So I think you numbers are very fair.

Best to get a couple bids .. and check on when they can start
 

Dan C

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May 23, 2012
Messages
32
It doesn't look two bad to me given the square footage you are talking about and the current cost of lumber. Above looks about $60/ft and does not seem to include electrical unless I missed it. I had the shell of my garage built last year (26x50 with 12' walls) and cost was about $78/ft but I had about $7k in electrical to move the main service. The exterior was also clad in stone and hardie siding.
 

doctordirt

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May 15, 2014
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492
Sounds high to me as well, although there is a lot there with the second floor, full foundation, 2x6 wall framing. Have not shopped lumber recently, but I believe all prices have been rising from what I heard.
 
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Jasonr093

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May 18, 2020
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Poconos, Pennsylvania
It doesn't look two bad to me given the square footage you are talking about and the current cost of lumber. Above looks about $60/ft and does not seem to include electrical unless I missed it. I had the shell of my garage built last year (26x50 with 12' walls) and cost was about $78/ft but I had about $7k in electrical to move the main service. The exterior was also clad in stone and hardie siding.

No interior finishing, insulation, wiring, plumbing, or 2nd floor framing/finishing.
 

Temaweaver

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Dec 28, 2012
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467
Location
Manheim, PA
I had a quote in Lancaster county. 30x40 with hardieplank. 2 overheads. 1/2 loft. Electric subbed and Mini-split. No interior. $130k.
 

Dan C

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May 23, 2012
Messages
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No interior finishing, insulation, wiring, plumbing, or 2nd floor framing/finishing.

Then we are on pretty even levels of finish if you remove the wiring cost I had. The only finishing I had done was the ceiling drywall. I have the insulation and the rest of the finishes still to complete.

Mine was built as a 3 car, with a 4th door out the back.
 
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twistedstang

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Jan 13, 2016
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274
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Lexington, MI
Your price per square foot is a little higher than mine was this summer but I have a T1-11 exterior and a simple single gable roof with no dormers. I don't think its out of line.
 

joey1320

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NE Ohio
Seems to be perfectly in tune with going rates.
I got 3 quotes for a 24'x32' with 10' walls and all in I was going to in it for $60k+.

Yup...
 

ksgar

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Nov 30, 2016
Messages
26
The bottom line seems reasonable given the scope of work. However, your illustration shows 2nd floor windows on the side of the garage and I am not sure I saw those windows in the quote, nor did I see any provision for trim work around the doors.

I would have problems with the payment schedule, inasmuch as you have to pay 1/2 the cost before any work is done. You might want to suggest an alternative payment schedule to protect yourself in the event of problems. One possibility would be to pay a certain amount upon execution of the contract, another amount upon completion of the footings, then framing, then siding and finally roofing.

I don't see any provision for any fill that you might need under the concrete floor, nor do I see whether they plan to put any steel (rebar or mesh) in the actual floor.

Further, the contract stops short of specifying that the contractor is actually supplying the labor to complete the roofing. It clearly states that they will perform the digging and framing, but it seems to be silent on who actually decks and shingles the roof. I would recommend that you modify or amend the contract to clearly stipulate that the contractor supplies the labor for roofing the structure within the scope of the contract.

Finally, you will want to make allowances for utilities (if any) that may need to go through the foundation in case you want to install a bathroom later.

Hope this helps, and good luck with your project.
 

HPRifleman

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Nov 18, 2019
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Location
Wayne, IL
At $60 per sq. ft. including foundation that sounds like a steal to me. I'm at double that on my project.

Also, are you aware you're paying them half the money before they even start the job?
 

ksgar

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Nov 30, 2016
Messages
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Sorry, I re-read the proposal and see where they specified 4" of stone for fill, but, again, no mention of steel in the floor. I would recommend rebar on 2' centers installed, tied, and set on chairs. The concrete should have expansion joints cut and sealed soon after being poured, and those processes are not mentioned in the proposal.
 

Negen

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Jul 15, 2015
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Seatltle WA
How thick are your exterior walls going to be?


The 900sq ft adu we are going to built has 8" I believe standard here I believe is 6" from the talks I had with people it is worth the extra 1200$ cost.


Out here cheap is $120/ sq ft typical is 200-250$

People start complaining once it gets above 250-300$

I have only done the process twice and am not that experienced since out here the builders give you little to no say in much.

Sent from my ONEPLUS A6013 using The Garage Journal mobile app
 

Pike2350

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Joined
Sep 27, 2020
Messages
44
Location
backyard
Given the size I don't think it's pretty good. If my math is correct, you are getting it for roughly $61/SF not taking into account the 2nd story.
I just had a 24x26 built here in Utah. With vinyl siding, electrical subpanel, brick wainscot on 2 walls, 18'x8' garage door, 2 3'x4' windows and a man door and I was about $38k. The electrical was about 2500. A basic shell of a garage with all vinyl siding, 1 2x3 window and normal 16'x7' garage door is around $25k. here, as of this summer....so I was roughly $61/SF also.
 
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