Post frame construction questions.

[jymbee]

We're in the process of planning for a new garage/studio. Size will be around 28x30 with 10' ceiling and attic trusses. To this point we've been talking to builders who use typical stick type construction methods and getting prices from some local contractors as well as a couple of the Amish builders who can build on site.

Recently a contractor friend said we should consider post frame construction given the lower cost. When we got a quote from on such builder it was indeed significantly lower than the others not using this technique. But my main question is since the post frame price quoted was for the basic building with metal roof & siding, two garage doors, one entry door, 3 small windows and flooring under the trusses, would we really be saving that much when the additional cost of insulation, sheetrock, etc. which we'll need if we use the space as a studio are factored in?

The other question is about the overall suitability of post frame construction to what we envision will ultimately be a "finished" interior. I've read where some suggest that post frame is more suited to agricultural buildings and the like while others say it's fine for just about any type of building. Not sure which is reality and what might be just hype...

 

[EddieWalker]

Cheapest, fastest building you can build is going to be a pole barn type building, or like you call it, a post frame. If you are going to have a concrete floor and finish off the walls, then traditional stick framing is going to be faster and cheaper in the long haul.

 

[Fawken]

Are you talking about a metal frame building? One that size can be erected in one day for about $8-$10 thousand. Let them do the roll-up doors and entry door, but get your own windows. Finishing them out is no more expensive than wood, except for the cost of 2x3's to act as studs for the sheetrock. The big advantage is you're in the dry in one day.

 

[jymbee]

Are you talking about a metal frame building? One that size can be erected in one day for about $8-$10 thousand. Let them do the roll-up doors and entry door, but get your own windows. Finishing them out is no more expensive than wood, except for the cost of 2x3's to act as studs for the sheetrock. The big advantage is you're in the dry in one day.

A building something along the lines of what's pictured here. We were told 4-5 days on site to construct.

 

[CDN Farm Boy]

Cheapest, fastest building you can build is going to be a pole barn type building, or like you call it, a post frame. If you are going to have a concrete floor and finish off the walls, then traditional stick framing is going to be faster and cheaper in the long haul.

x2....

 

[Fawken]

A building something along the lines of what's pictured here. We were told 4-5 days on site to construct.

Looks like a metal building to me. Here they prefab the supports to your specs and assemble it on site. My original house was what I call a "pole building." used telephone poles. Needed something quick and built it myself (with help from a young wife). 16 poles went up. Roof next, then the floor. 3 car garage and laundry room underneath. Later on, I added the main house.

 

[EddieWalker]

If you are considering metal over a wood pole building, the advantage to metal is the open, clear span that you can get. With wood, you are limited to the length of the wood truss. If the building is of similar size, a wood pole barn is going to be cheaper then a metal one.

 

[SirReal63]

We are doing two finished out metal buildings. The first is done already and about to start the second. We used 2x4's for the walls and coupled with the 2-1/2" metal structure it allowed us to have a full 6" cavity so that R19 insulation would fit. In our case it was significantly cheaper than hiring a builder to stick build the houses, but I did the majority of the work to keep costs down. It was cheaper for the two metal shells than it would have been to stick build the shells. I would not hesitate to do it this way again.

 

[jymbee]

We are doing two finished out metal buildings. The first is done already and about to start the second. We used 2x4's for the walls and coupled with the 2-1/2" metal structure it allowed us to have a full 6" cavity so that R19 insulation would fit. In our case it was significantly cheaper than hiring a builder to stick build the houses, but I did the majority of the work to keep costs down. It was cheaper for the two metal shells than it would have been to stick build the shells. I would not hesitate to do it this way again.

That's encouraging-- especially from someone who has actually gone that route. We are waiting for a couple more bids then it will be decision time. Thanks for the input.

 

[SirReal63]

I ordered the lumber tonight, about $6,000 for all of the framing lumber for a 40x70 with 14' walls and a loft in the center. Sadly the insulation will cost as much as the framing lumber. It's only drawback is it lacks the aesthetics of a traditional house, but where we are function was more important than form. We are not visible from the road so the aesthetics did not matter one bit.

 

[CDN Farm Boy]

Wow. I wish lumber was that cheap here. I'm working on a 30x40x14 for a customer right now. No loft, just a straight up pole shed and my cost is $4800 for the lumber not including the trusses. Trusses will be adding another 3500 or so to that

 

[SirReal63]

Fortunately we won't have need for trusses or anything extra for roof structure, just lumber for enclosure. It is the other benefit of this style building. There are a lot of benefits to the metal structure, fire resistance, low cost, ability to add lots of insulation and a very solid structure once the inside is framed out. We really noticed how much the inside framing added to the structure when we did the 24x24x14' tall guest house. No movement of the walls, no torquing or twisting, even with 50 mph winds. You can slam the doors and there is no movement.

This is what I am about to frame out, I still have a couple windows to add but it should go pretty fast.

 

[CDN Farm Boy]

Ah. I missed the metal building part. We have nothing like that up here, you must be WAY south and not have to deal with snow loads. I can see how the additional framing would stiffen it, there's not much to it to begin with.

What did the shell cost you if you don't mind me asking?

 

[SirReal63]

Central Texas, snow on rare occasions but never more than an inch and it melts almost instantly. Cost for both buildings, both with 14' walls, two rollup doors, dirt work, fill, 5-1/2" thick slabs and plumbing came in at around 75K. We could not have stick built it with 2x6's (to get the R19 walls), trusses and roofing for any where near that. I know this style of building isn't for everyone, and we were not sure it would be for us until we finished the first one. One of my close friends is a home builder, he has been amazed at what I have done, and for the price paid. The 24x24 guest house, after completion has been a little less than 30K, and that includes everything but the solar.

 

[LD1]

I am at $4600 in lumber for my 40x72x14 stick built

Thats with 2x6 walls.

That price includes
12' studs 2' on center
All the 2x4 roof purlins
2x8 sil plate
OSB sheathing for exterior
OSB sheathing for 40x40 of the interior
A 40' long wall build to divide the building into a heated side and a cold side. Also 2x6 studs (but 14' long) and sheathed
And a loft/mezzanine 8' out all along that 40' wall. Built to 100PSF loading

All the loft stuff I just got.

The lumber for the shell was $3600 delivered, but that included the 14' studs and enough sheathing for that middle wall. Take off all of that, and the interior sheathing, probably could have done just the shell for $2500 or so.

 

[jymbee]

Looks great. But I now realize that it looks like you're working with a pure steel building where what I'm considering is post/frame construction. The only metal would be roof & siding.

Fortunately we won't have need for trusses or anything extra for roof structure, just lumber for enclosure. It is the other benefit of this style building. There are a lot of benefits to the metal structure, fire resistance, low cost, ability to add lots of insulation and a very solid structure once the inside is framed out. We really noticed how much the inside framing added to the structure when we did the 24x24x14' tall guest house. No movement of the walls, no torquing or twisting, even with 50 mph winds. You can slam the doors and there is no movement.

This is what I am about to frame out, I still have a couple windows to add but it should go pretty fast.

 

[SirReal63]

Our climates are very different, you may not be able to use the same kind of system I did. There are many different construction methods for steel. I made my 30 year career in the mfg., distribution and sales of wood products, so going steel was counter to everything I knew and loved. It was the benefits and cost that swayed me from what I am comfortable with. Metal over a conventional slab home is new in this area, for the most part, but it has too many advantages to overlook.

I threw it out there as an option because dollar for dollar it has advantages over post frame and regular stick built homes. It also has some downsides but these are mostly aesthetic and can be overcome. I would at least consider it. Two years ago I never would have dreamed I would be doing it this way, but I am very glad we went this direction.

 

[Fawken]

Metal doesn't rot, warp or attract termites. A metal frame building can be engineered with any gauge steel and trusses can be moved closer together to create a structure far stronger and more durable than any made of wood. I would use this method in a heartbeat (I did for my shop) the only thing I do differently is put a brick ledge around the perimeter for future use.

 

[MacLawn]

SirReal, a guest house, eh? I've always wanted to visit MeadowLakes area.

 

[SirReal63]

All will be welcome Mac, once the main house is done, we are staying in the guest house, it was actually made for our obnoxious night owl kids, mostly to keep them out of our hair when they visit. It is also out in the country, not in Meadowlakes. We decided we were not old enough to live in Meadowlakes, as beautiful as it is.