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Old 01-17-2014, 01:04 PM
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Default Question for Florida General Contractors/ Builders

So got a quote to build an unfinished detached garage, 20 x 20. Construction will be PT 2x4 frame on a slab. Standard gable roof with trusses, normal asphalt shingles. There is electrical to be run about 50 from the main panel, but no HVAC or plumbing. No real site prep to do.

The quote was $32K. $80/sqft seems to me more like the price of finished living space, not an unfinished accessory building. Am I wrong? Have the building prices really gone up that much?
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Old 01-17-2014, 01:55 PM
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Permit, drawings, and some GC's carry bonding requirements

Seems high, but just like boats you get what you pay for. But make sure you get Lien releases from the GC and suppliers to make sure all their vendors and suppliers get paid or they can come after you for payment.
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Old 01-17-2014, 02:27 PM
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seems quite high. quite high. drawings should be off the shelf, it is a square. i doubt detached garages with no hvac/plumbing are bonded. it may be somewhat misleading on a PSF basis though due to the smaller size, am not sure about the real exterior cost/finish.
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Old 01-17-2014, 02:44 PM
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170 mph hurricane zone. Wind rated everything. Are you sure you can use shingles? Does that include the engineering and construction documents required? Permit? Impact rated windows and doors?

Building in Florida sux under todays regulations. I'd say that estimate isn't that far off.
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Old 01-17-2014, 04:14 PM
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Probably labor that is jacking up the price. With production homes cranking right now in Central Florida, labor is tough to come by. Concrete has gone up as well.
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Old 01-18-2014, 03:44 AM
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Where are you located? Orlando or Port?
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Old 01-18-2014, 04:33 AM
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I would get another quote and maybe a steel roof? I would run water out there couldn't be much
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Old 01-18-2014, 07:33 AM
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Default Thanks for the responses....

It validates what I already knew. I took some time off on Friday to call some subs and do an estimate myself (which is what I was trying to avoid by hiring a GC). I came up with $19K. I expected to pay up to a 20% premium to the GC, but the only thing that makes sense with a 32K quote is that they really don't want to do the job.

To answer some questions, I'm in Orlando, shingles are permitted, I have sealed drawings from an architect, I have met with permitting already and there were no issues with the drawings (we were concerned with lot coverage issues between the proposed garage and a new addition to the house). I have already demoed the old garage including the slab so there is no site work needed.

Also, the siding is hardie siding over plywood sheathing.
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Old 01-18-2014, 07:42 AM
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The quote seems high. My 32 X 28 Stucco on block was 49,000.
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Old 01-18-2014, 07:44 AM
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Quote:
Originally Posted by bigjim2500 View Post
Probably labor that is jacking up the price. With production homes cranking right now in Central Florida, labor is tough to come by. Concrete has gone up as well.
I agree that labor is hard to come by, but this is 3 walls, a garage door, and a roof. I don't see an additional $10K in labor. I also found out that concrete has gone up, the quotes are running about $1000 more than I would have estimated.
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Old 01-18-2014, 07:48 AM
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Quote:
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The quote seems high. My 32 X 28 Stucco on block was 49,000.
Thanks, that seems more inline with what I expected.
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Old 01-18-2014, 09:25 AM
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Over here in Melbourne for the roof I'd charge $1,500 labor & material. That's drying it in with peel & stick, Dripedge, CertainTeed Landmark Pro's & labor.
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Old 01-18-2014, 09:41 AM
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Maybe take a look at a steel building instead. Versatube has some reasonable DIY that I have been looking into instead of traditional framing or local native lumber post & beam. A 30W X 60L X 14H with 12' doors quote was 16K delivered.
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Old 01-18-2014, 11:47 AM
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Quote:
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Maybe take a look at a steel building instead. Versatube has some reasonable DIY that I have been looking into instead of traditional framing or local native lumber post & beam. A 30W X 60L X 14H with 12' doors quote was 16K delivered.
Did the 16k include erection?
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Old 01-18-2014, 11:53 AM
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I'd get an erection for a lot less that that!.................................Sorry, I had to say it.
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Old 01-18-2014, 01:24 PM
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No. Delivered as a kit. It's Do It Yourself (DIY). 2-3 days to complete. Not rocket science. Larger sizes setup faster with a machine that can do some lifting like a TLB or some rolling scaffolding, but not necessary, just easier. Website has good info and videos showing everything.

Versatube.com
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Old 01-18-2014, 01:28 PM
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Quote:
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I'd get an erection for a lot less that that!.................................Sorry, I had to say it.
Hahahahaha I hear ya!
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Old 01-18-2014, 02:35 PM
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that seems awful high, must be times are good
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Old 01-18-2014, 04:24 PM
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Quote:
Originally Posted by jimwhited View Post
It validates what I already knew. I took some time off on Friday to call some subs and do an estimate myself (which is what I was trying to avoid by hiring a GC). I came up with $19K. I expected to pay up to a 20% premium to the GC, but the only thing that makes sense with a 32K quote is that they really don't want to do the job.

To answer some questions, I'm in Orlando, shingles are permitted, I have sealed drawings from an architect, I have met with permitting already and there were no issues with the drawings (we were concerned with lot coverage issues between the proposed garage and a new addition to the house). I have already demoed the old garage including the slab so there is no site work needed.

Also, the siding is hardie siding over plywood sheathing.
Lower wind zone, frame, then the price does sound strong. A hip roof MAY save money on insurance. Once the slab is done, framing to dry-in is a couple days work.

Small jobs like that can be "cash" jobs for many competent tradesmen. hint hint
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Old 01-18-2014, 05:44 PM
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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.
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