|01-23-2005 07:23 PM|
Spring for trusses, they save a lot of work, time, and are stronger than site built rafters. Be sure to tell the guy you are ordering from that you want to put a ceiling under them. If there is an option like 25 Lb per sq. ft, vs 30 lb/sq ft, go for the heavy ones, the difference is only a couple bucks each, I do mean like $2 or $3.
When you put the decking on, use twist shank nails--they just plain do not back out--period. A tornado came and lifted my roof off in one piece. Hired a crane to come and put it back on after I built new walls.
|01-23-2005 12:51 AM|
Re: Wrong career
Don't forget advertising ( I pay 700+/mth) Insurance ( $107/mth) vehicle costs, office expenses, workmans comp ( I have paid up to $12.60/hr for each hour an employee works ) .
You can make a good living but it is not free $$.
|01-18-2005 05:27 PM|
The last garage that I built of my own took 30 days from the day I got the permit until the final inspection. That was including the electric, and all done by myself, except that I had a friend help me put the last sheet of plywood on the roof.
I have someone lined up to do the concrete for me. He says that it will be 2 to 3 weeks before he can do it, but the temp has to be aleast 34 deg. I had hoped to have this done before now to avoid the temp problems.
They have made a few changes to the building codes in the last few years. Mainly in the area of storm strengthening, like anchor bolts and nailing sheeting. Nothing to justify the high costs that the contractors are quoting. Once the concrete work is done, it should take me about 2-3 days to get it weather tight, except for the shingles. I have a brother that said that he would take care of them.
If I was about 20 years younger, I would start a business building garages. I could build them for 1/2 the cost that these people are quoting and still make big bucks.
|01-16-2005 01:34 AM|
That is the exact reason why I worked construction building new high end houses...I wanted to learn how to build correctly. Anyone can build something, but to do it right is another story. I added an addition onto the back of my house 3 years ago, it took me a couple of hours to frame, sheet and stand the walls. I had the entire room enclosed and under roof within 2 days.
I would say that after the concrete work is done, I could have a garage built in less than a week. There is a lot of hints,tips, and shortcuts to make building easier on yourself.
If you need any help or pointers, shoot me a PM and I will do the best that I can to help out.
On a side note, you are pretty lucky to even get a contractor to actually show up to give you an estimate. Most of the time they either A) don't even show up for the estimate or B) give you an estimate but never show to do the work or C) Price gouge, do shoddy work and take about 10x longer to finish than what they say.
I would looooove to get into a business of my own building garages and sheds only. If I could figure out how to go about starting it, I'd be in like Flynn.
|01-15-2005 01:14 PM|
Isn't it a shame what has happened to this country? When I had my 40 x 60, 14 ft to the eves shop built in the mid '80's it cost $13,800, including the concrete.
|12-18-2004 08:03 PM|
Well.... I got 2 more prices today. One guy only told me it would be mid-teens, minimum. The other guy told me that it would be cheaper to biuld a separate building. He wants $14400 for a 16X24 separate building. He said it would be considerably more if it was attached. He was from a company that specializes in garages. They used to be one of the biggest garage builders in the area, and had really reasonable prices. He told me to shop around, and he would be waiting for my call. I guess since they are all so busy from the huricane a year ago, they can charge what they want.
I also talked to my brother today.He said that if I get the concrete done, and do the rest, he would get someone to help him do the roof.
I will have my addition for considerable less than they want to do it!
|12-12-2004 06:16 PM|
Have a party
I'm sure you have to know some people that have some carpenter skills. Get them all together to give you a hand, afterwards fire up the BBQ, grab a keg, feed them and drink beer. I have done this a few times and also helped others that had helped me. I did it when I set grade on the driveway, we had a paving party(driveway is 1/4 mile long and 14 foot wide, and is nice I work for a paving company!!). $23,000 sounds awefully steep.
|12-11-2004 03:29 PM|
|mk8-78tabubba||be a firefighter|
|12-03-2004 12:47 AM|
Re: Wrong career
He thought the $60/hr I charge for computer repair was way too high though.
|11-24-2004 07:50 PM|
Well.... I'm going to try to get some plans drawn up, and check on a permit. I am not sure, but know that there is a limit on how long the rafters can be if they are 2X4. The trusses are allowed to be 2x4 if they are pre-fabbed, but the others may have to be 2X6 for the first 1 or 2. My brother built a garage a while back, and used trusses. The people he got them told him to call when he was ready for them. They delivered them and put them on top of the walls for him, since they had a crane on the truck that delivered them. I watched the guy cut the rafters for the addition on my house a few years ago. He ripped thru them like he was cutting straight cuts. I guess when you do them all of the time, they get easy to figure out. Since I'll only have 10 of them to cut, total, It won't really kill me if I screw up one or 2, specially since they get shorter as you go along.
All I can say is that the building boom will end someday, and these people will wish they had given a reasonable price for this job. I'm just not used to being willing to spend money, and not being able to find someone to take it.
|11-24-2004 02:59 PM|
|11-24-2004 09:34 AM|
Concrete is a pain and a lot of work but you can save money. Set all of the forms yourself and have it ready to pour. I did a 20X80 driveway to a 24X24 slab and when I had it ready I drove around and found some guys working a slab in the area. I asked if he would do the pour he looked at the job and said $300 bucks for all the labor. I negociated my slab price on my own to get the best deal. I ended up saving over 50% on the deal had I had someone do it all.
Also the price for an unfinnished garage is way to high. If you know what you are doing then call the unemployment office and have them send you laborers and let them do the heavy lifting for a few hours at min wage then send them home.
|11-23-2004 10:29 PM|
|julmer||It's got to be quite a bit cheaper to run the project yourself and just sub out the stuff that you can't handle. I could have done the concrete work but it's just too labor intensive for me at this point so I just sub'ed it. There is a crane that has been sitting idle for several weeks at a house und er construction only a couple of blocks from me. I'm going to offer them some fast cash if I can drive it 2 blocks and set trusses for an hour.|
|11-23-2004 06:22 PM|
|adtkart||I guess this weekend, I will be going and checking prices on materials. I don't do concrete work, but have someone that I am sure I can have do that. I can't physically do the roofing because of back problems. I have a brother-in-law that needs money, so I can probably get him to do that. I'll just have to tell him how to do it. I can get the shell up in a weekend, and the sideing the next weekend by myself. I have personally built 2 26' X 22' barn type garages, single handed. I also designed a garage for a friend, and helped him build it. It does take alittle longer working by myself, but I don't have to waste time telling someone else how to do things the way I want them. The only concern that I have is doing the framing on the roof. I figure on getting the pre-fab trusses, but have to connect to the original roof at 90 degrees, and have never done that. The rest is a piece of cake.|
|11-22-2004 08:58 PM|
|julmer||I'm doing a 16 x 20 addition to the back of my garage to use as a storage area. I'm subcontracting the monolithic slab and using factory built trusses. My father-in-law and I are doing the rest of the labor. I'll have just about $5000 total in it.|
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