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Old 01-21-2014, 07:49 AM
  #21    
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I am a Florida GC. I just finished a 24x24 unfinished garage that I charged right at $32k for. Mono slab, Hardi siding and shingle roof. Pretty basic with a couple thousand of electrical upgrades. My profit was around $8,000 and I would bid yours and expect to make about the same profit. Just doing some quick numbers I would charge around $27k for your garage. Hope this helps.
Thanks for your honesty 4HUN. Good info.
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Old 01-21-2014, 09:52 AM
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I recently (3 yrs ago) built a 28 x 35 addition with a bonus room upstairs for around 67k but I did it as an owner-builder.

I'm in the orlando area.

I needed a bigger garage to store the boat. When I realized bonus room trusses didn't really cost that much more, I expanded the bottom footprint some so that the upstairs would be larger.

Concrete slab, concrete walls, bonus room trusses, concrete tile roof, around 1600 sq ft total, half of it was add'l living space, other half garage. I basically used subs to build the outside shell, stucco, plumbing, electrical, ac, and then I did all the inside finishing myself, drywall, floors, stairs, tile in bathroom, moldings, etc. I had to put a 2nd septic system in for the addition's plumbing, I think I remember that just under $3k. My price also includes $1500 extra concrete work to make the interior bathroom a storm room, it's solid (all cells poured) steel reinforced concrete on all sides and the top. The AC was $6k. The tile roof alone (so it would match the existing house) works out to about $8/ft (footprint sq ft) but that price also includes tie in to the existing house and a dormer.

My cost if you factor in the upstairs bonus room sq ft (almost 600 sq ft) and other extras, worked out to like 42$ sq ft. If I remove the upstairs sq ft, AC, bathroom work, windows, etc, then it's like $50 for just the base.
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Old 01-21-2014, 06:50 PM
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I am a FL licensed certified GC. Figure the cost of the project and add about 25% profit for the builder. CG's need to make 25% to keep the doors open. If anyone is quoting you less, run dont't walk.
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Old 01-21-2014, 06:54 PM
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That's ridiculous for a 20x20 unfinished garage. Welcome to Florida.
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Old 01-22-2014, 10:09 AM
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That's ridiculous for a 20x20 unfinished garage. Welcome to Florida.
Agreed, I'm going to do it myself.
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Old 01-22-2014, 01:01 PM
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The biggest advantage of owner/builder is you can price shop everything. Contractors tend to have a couple suppliers and they buy everything from them. You will also be dribbling out the cost over the time you are doing the job so you do not have the sticker shock of paying all in one nut. You will still have that shock when you add up all the receipts so throw them away and pretend you saved more than you did

The biggest advantage of using a contractor is you bypass a lot of the headaches and the job *usually* goes smoother/faster (YMMV). They might also have better access to subs if you don't actually know people in the business. That is the real crap shoot in Florida. There are a lot of hacks here.

I have built a lot of stuff around here as owner/builder and it is rewarding if you know what you can do and what you contract out. I end up doing a lot of the work myself but my projects go pretty slow compared to what a GC would do. I don't mind because I usually end up making more changes than a GC would want to deal with.
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Old 01-22-2014, 05:44 PM
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Don't forget to factor in your time.

By the time you get done chasing permits, materials, and subs, you may be surprised how much time you've pissed away. Frankly, the price sounds a little strong, but NOT 10's of thousands of dollars.

Oh, don't forget YOUR insurance. And gas. Of course, you're subs have insurances (liability and WC) and a license? Gonna 1099 'em? Who's gonna meet the inspectors? And, most importantly, do you PERSONALLY have the skills to coordinate the work and make sure it's done properly? Who's buying the materials? What if your sub doesn't pay HIS bills and it becomes YOUR problem?

Us contractors use certain subs consistently because we know the work is performed properly AND they pay their bills!

God, I keep forgetting how much I hate construction. You'd think after 40 years i'd learn..........
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Old 01-22-2014, 06:42 PM
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Don't forget to factor in your time.

By the time you get done chasing permits, materials, and subs, you may be surprised how much time you've pissed away. Frankly, the price sounds a little strong, but NOT 10's of thousands of dollars.

Oh, don't forget YOUR insurance. And gas. Of course, you're subs have insurances (liability and WC) and a license? Gonna 1099 'em? Who's gonna meet the inspectors? And, most importantly, do you PERSONALLY have the skills to coordinate the work and make sure it's done properly? Who's buying the materials? What if your sub doesn't pay HIS bills and it becomes YOUR problem?

Us contractors use certain subs consistently because we know the work is performed properly AND they pay their bills!

God, I keep forgetting how much I hate construction. You'd think after 40 years i'd learn..........
Well said. X2
Only 30 years for me.
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Old 01-22-2014, 07:09 PM
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Well said. X2
Only 30 years for me.
Agree x3. I've been in construction my whole life and in business for myself for 11 years. I have subs that have been with me from the beginning. I don't shop them and they know it. I pay a premium to these guys, but I get what I pay for and my work shows it. All of my subs have worked together on many projects. They all know each other and know what I want and expect.

Yes, it can be done as a homeowner. There are just SO many things that people tend to "forget" to factor in. Buuuuuuut the reality is, you can hire a bad contractor and just wished you would have done it yourself!
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Old 01-23-2014, 06:08 AM
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Quote:
Originally Posted by billinstuart View Post
Don't forget to factor in your time.

By the time you get done chasing permits, materials, and subs, you may be surprised how much time you've pissed away. Frankly, the price sounds a little strong, but NOT 10's of thousands of dollars.

Oh, don't forget YOUR insurance. And gas. Of course, you're subs have insurances (liability and WC) and a license? Gonna 1099 'em? Who's gonna meet the inspectors? And, most importantly, do you PERSONALLY have the skills to coordinate the work and make sure it's done properly? Who's buying the materials? What if your sub doesn't pay HIS bills and it becomes YOUR problem?

Us contractors use certain subs consistently because we know the work is performed properly AND they pay their bills!

God, I keep forgetting how much I hate construction. You'd think after 40 years i'd learn..........
You know, I agree with this in general, but in my case we are talking about an unfinished detached accessory building. That is what is killing me about the price. In 3 days my wife and I had quotes from multiple subs, a fully priced materials list, and permits in hand. Electrical, slab, framing, trusses, roofer, garage door and you're done. I don't see more than 5-6 days of work here. I just can't justify paying someone $10,000 to supervise a week's work to build it.

I do have a second project to demo and rebuild the back half of the house (adding about 800 sqft net). I am dreading seeing the cost of that, the plans are just getting finalized so we'll see soon enough.
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