My (hopefully) Modern Shop Build

[ultrarunner]

Construction has been flat out crazy... no other way to describe it.

My Deck and retaining wall project had some omissions in Olympia... the revised bid is 95k plus tax and 50% down to start or they will get back to me next year...

I really want to forget the entire thing but I have a tenant with a lease at the property.

What I don't understand a choice 10 acre parcel next to me with 2 old homes sold for $400k... and I am supposed to be happy the contractor can fit me in for a deck and retaining wall for 100k???

Never heard of 50% down... not even legal in California... generally 10% down with progress payments... at least here.

 

[downsizingnow48]

Cost of concrete problem - can you do footings under the posts and do the slab later?

 

[woodlandfarms]

I have to say as bummed as I am about this nightmare of finding a contractor, I am happy for those who are skilled and getting calls. I have a few friends who lost everything in the downturn and for the first time in a long time I see a smile on their face. That said, they better get my shop up soon....

Down, I am indeed thinking of doing the peir method. It may be my only choice. I did not know you could do a steel building on piers. I thought it had to be a lighter weight building. What I am gathering, though, is that while this method will not save me money, it will get my building up and dry before the rains come, and concrete will slow down and I can get someone up in November or December.

 

[4570Man]

Well this project has taken a heck of a turn. Not sure where to start. My neighbor came up to break ground on my shop, Got a half dozen trees pulled and then has been working steady 7 days a week for the past 3 weeks. So ground breaking is at a dead stop. On top of this my concrete guy called, he has another huge job and cannot fit me in until next year. I have found another but these guys are all slammed. Crazy busy.

On top of this, I am having HUGE building dilemas. So the guy I was going to buy the steel building from made a couple of mistakes in the design. When I caught them, I was given a new quote and the price went up.. a big up. This happened last week. I contacted another supplier of the building and he is now scrambling for the gig. He knows what he is doing and is working up a quote.

But, and here is where it gets really messed up. My neighbor who builds these huge buildings called me on Friday "How would you like a 80X120 building for half the price of your 45X68?" I am like WTF. He says he knows a guy who ordered an 80X120X20 high for a grow operation and they did not get their grow certificate. now the investors want to dissolve the deal and they are selling off asets. One of the assets was this building. Just delivered, sitting on pallets. Now while I woul LOVE LOVE LOVE an 80X120 I cannot afford the concrete. But my neighbor says, "You can split the building in half and sell one half to someone else" My other neighbor has been looking for an 80X60 so he is totally in on buying it. We have no idea the design, all of this is going to come in the next 48 hours. For all I know the building may have been sold. and I will be back to square one....

Assuming putting up a building that size is even remotely practical there’s no way I’d sell it. I’d concentrate what you can afford and build a wall at that point, and gravel the rest. The wall was to make heating more practical, beside that I’m not a fan of building walls in garages. My grandpa has a 60x80 building with gravel in the whole thing and it’s still way nicer than no building at all. And construction is the same way here. Any already built houses under 200k are selling in a couple days of listing.

 

[EddieWalker]

... My neighbor who builds these huge buildings called me on Friday "How would you like a 80X120 building for half the price of your 45X68?" I am like WTF. He says he knows a guy who ordered an 80X120X20 high for a grow operation and they did not get their grow certificate. now the investors want to dissolve the deal and they are selling off asets. One of the assets was this building. Just delivered, sitting on pallets. Now while I woul LOVE LOVE LOVE an 80X120 I cannot afford the concrete. But my neighbor says, "You can split the building in half and sell one half to someone else" My other neighbor has been looking for an 80X60 so he is totally in on buying it. We have no idea the design, all of this is going to come in the next 48 hours. For all I know the building may have been sold. and I will be back to square one....

I think this is an amazing deal. The 80 foot width is a bit intimidating, but nothing serious. Since you want all four sides of the building, selling half of it doesn't make any sense. Figure out how big you can go, and then only use the materials that you need. When you are completely done, then sell what's left over.

 

[plowhog]

My neighbor ... "How would you like a 80X120 building for half the price ... a guy who ordered an 80X120X20 ... Just delivered, sitting on pallets.

I don't know anything about your neighbor, but this tracks almost perfectly with one of the oldest and longest running scams in the steel building industry. "We had a customer cancel his order for a building just about your size, and you can now get it for a HUGE discount." I would be very wary.

I do know someone who bought a building under similar circumstances. When they went to put it together they found two things: 1) a lot of parts were missing, and 2) the manufacturer was out of business and if they wanted to complete the building they had to figure out how to make their own parts.

Good luck to you but I would be wary. You want a building, not a headache.

 

[woodlandfarms]

Thanks Plowhog. Absolutely, was already sold that gimmick from someone else. No, the guy who is the "middleman" is my neiggbor and friend. He is also only a building erector, not a salesman If this goes through he will head over and make sure it is all there. load it personally onto the semi and get it to us. But yeah, I really do appreciate you bringing up your concern.

 

[ovrszd]

Cost of concrete problem - can you do footings under the posts and do the slab later?

My first shop was two years old when I poured concrete. Money issue. It sucked getting it in there, but it's doable.

 

[plowhog]

Maybe the building could be a good deal since you have local/inside knowledge about it. Couple of thoughts:

1. I purchased a large steel building within the last year, from a reputable company. To my surprise, during building erection, we discovered numerous missing parts. That fouled the construction schedule until the missing parts could be received. I should have required my builder to inventory the parts prior to construction and if I did that it would have avoided some gritty problems. So in your case, I would really scrutinize the building (with your neighbor) to make sure it is complete. My missing parts were provided at no charge since it was a short shipment problem. Not sure how that would work in this circumstance since you would not be the original purchaser.
2. During erection and before signing off on the final inspection, the building inspector wanted to see all the building drawings and engineering, and he made sure they were all stamped by a licensed engineer in my state (which they were.) He actually found one missing support piece-- which I had shipped to me and installed just in time to get a final signoff. If you buy a complete building package but then only erect part of it, I'm not sure how it would work since the engineer approves the completed design, not necessarily partial designs.

Anyway, good luck with it. I'm sure you will get great enjoyment when you finally get a building up and are able to get the productive benefits from it!!

 

[woodlandfarms]

In our area, ag buildings are permit free. Now this is a much larger ag building but... that would be my intent.

 

[plowhog]

Ooops, my bad. I should not be mixing my residential project with an ag project. Just hoping you get a building up and get to enjoy it. Like starting with pictures soon!!!

 

[ovrszd]

I love where I live. I'm building a shop and house with no permits or inspections.

 

[downsizingnow48]

I was looking at the pier specs. Calls for 1 pc #4 rebar in the 5 ft pier, 2 pcs in the 6 ft pier. I would use more rebar. If you google "rebar cage for drilled pier" you can see some options.

 

[woodlandfarms]

So here is an update to the Shop Dilema....

2 big things have happened. The first was that the county changed the rules on us this summer and we must get a permit. Not terrible, but it does cost us what we do not have and that is money (and time).

The second thing is that my metal shop neighbor just swung by to inform me an 80X100 shop that was to be put up on a friends property is no more. The shop has been delivered and he can't put it up and wants to sell it asap. Like for a HUGE discount (the same price as my 68X45). Now that new shop would have to be completely reworked, so another 3K in drawings and another 5K in metal but wow, more SQ feet does not suck... but in the end I don't think the deal will come through.

So we are probably going to order our building today. Wanted to share a bold color decision I am going to make. Dark body (Weathered copper the current choice) Galvalume wainscot running horizontal, and galvalume trim except around the windows and doors (edging of the building only). But the pop is going to be this bright color (hopefully orange) that is underneath the overhang and on the man door.

 

[hawkeye08]

Back when we had our shop built, I was traveling all the time and wanted turn key, including concrete (but not electrical). Biggest mistake I have made. I should have done more research and not been fooled by lying builders. but all that was before widespread use of internet, so it was phone calls and face to face visits.

 

[jfh28]

I like the color scheme....only thing I'd change would be to do the galvalume around the doors and windows also so it all ties in and gives a cohesive appearance....the white trim is a bit distracting and takes away from the overall appearance........my 2c........Jack

 

[EddieWalker]

Shame about the neighbors shop not happening. That might have been a great deal, but then again, it might have created more issues and expenses then expected.

 

[woodlandfarms]

So last night I was getting ready to order my building, actually on the phone with the building supplier, and up comes our foundation guy. He wanted to look a the sight. We are on what we think is a small slope. He looks at our desired site, and says "Well, 3K for the earthwork but you are going to need 8K in fill per county rules" WTF????? WTF????? So we wander around and we look at the other location. It only needs excavating, but it is 200 feet from the power pole, septic and water. Now I am completely stumped... Honestly, I am becoming so over it.... We have a budget... While I could exceed it I do not want to exceed it. It is so bizarre to me.... 40 acres and we can't find a site to put the shop on.

 

[ultrarunner]

Welcome to Washington...

Not meaning to be cynical but things that were recently simple are no more when it comes to building... speaking from what I thought would be a simple repair job... new regs after I bought about wet land setbacks, habitat, etc... are now in full play... even a pocket gopher is protected here.

Not sure what the future will hold... my brother is convinced we are in for another economic reset that will hit those leveraged in property hard as well as those heavily in equities...

More than a few occasions I hit the stop button and all but one it was the right thing to do...

 

[woodlandfarms]

If I could I would start construction on the house. It is honestly a lot easier to do than this shop. Problem is that we need more cash upfront than what we have at the moment. And yes, I think we are in for a very ugly surprise here. Not sure about property being the first line but equities are really over rated right now. I hate to say I think automotive will be the big killer for people. Not sure how you can rationalize a 80K car when your house cost 250....