SMALL Polebarn costs: $45,000+??? YIKES!!!!

[EastTexFrank]

Joe,

Don't worry, I said that was all in my younger, yuppie days and those are far behind me now. Ever since my wife and I retired, life is a lot simpler, healthier, happier but sad to say, financially poorer, a lot poorer. Priorities change, about my only extravagance these days is my little tractor and it's not really an extravagance, more like a necessity, right guys????? /forums/images/graemlins/smirk.gif

Pssst ... wanna buy a Rolex?????? ... and this one keeps great time, or at least it used to. Ah, better not. The wife is sure to see it's missing from the nightstand drawer, at least I think that's where it is. As I said, I haven't worn a watch in years and if it wasn't for "gimme" pens, I probably wouldn't have anything left to write with either. Life is good. /forums/images/graemlins/grin.gif

If you feel any pity or compassion, please PM me for the address to send contributions ... cash, checks or food stamps will be gladly accepted and applied to the cost of a new storage building. There, got this thing back on thread.

 

[dummy]

<font color="blue">My problems are further compounded by code restrictions.
</font> I didn't kow HOA's counted as "code restrictions". I posted my materials list, pointing out the missing items which are quite a few. Time and labor are the biggest missing factors. Got an idea what a decent brick crew goes for ? How about a good framing crew? Electrician? Site prep and cleanup? What about "profit margin" for the GC? Who pays for any cost overruns? What's fair for "markups"?
Bottom line: IMO $40+ to meet your specs. is a deal.

 

[Bob_Skurka]

By code restrictions, I mean the $8000 plus that is required by code to put in the frost proof foundation at least 42" deep. Or the fact that if I want electrical, code requires that I have to use metal conduit instead of Romex . . . or if I choose to use Romex, then I must drywall over it because code doesn't allow for expose Romex in my area.

In addition to the code issues, we also have "covenants" in our deeds that forbid some types of construction materials, and we also have an "architectural committee" that has regulations

By the way, the General Contractor is charging 7% for his profit margin. His bid is broken out in detail and I spot checked several line items for accuracy. As for cost overruns, any changes to the contract result in a "change order" that must be agreed to by both me & him. However, if his lumber costs rise between the time I accept the contract and the time he buys it, or if labor goes up, those types of issues are his problem.

 

[OkeeDon]

Do not hire this contractor for your job. Instead, convince the authorities that he is an evil man and must be sent out of town for the public benefit. Have them buy him a one-way ticket to Okeechobee, FL, where he may be darn lucky to find work. Probably only someone who knew he was coming would even know how to find him...by the way, please email me his name and time of departure, so my concern for you will be eased and I will know you are safe.

 

[Bob_Skurka]

Don, sorry, but after more checking this weekend, I will be signing the contract with the contractor who quoted Bid #2 sometime this week. You can have him when I am done with him.

I think my initial shock with the costs was due to me being out of touch with some local pricing. I spoke with a couple other people and got "ball park" pricing that was both an informal guesstimate, and in the same ball park (but closer to bid #1 than bid #2). So I believe that the contractor for Bid #1 was really trying to screw me. The contractor for Bid #2 gave me a high number (in my mind) that turns out to be very reasonable in my market based on further investigation.

While I still think it is high, I gather it is the going rate for what I want, so I'm going to accept it.

 

[dummy]

Hope it works out better than you expect.

 

[dholly]

Bob - glad to see I'm not the only one floored with building prices in suburbia. For comparison, I just solicited quotes on a 36x24 garage w/ shed roof on a 36x36 monolithic slab and 2' apron. Stickbuilt 2x4 16"O.C. w/ Clearspan I-Joists, stairs to 2nd fl, (2) 2x4 fixed skylights, (2) 9' insulated overhead doors, (2) 32" insulated service doors, (8) dbl hung windows, pine clapboard siding (to pseudo-match the cedar house siding), weather barrier wrap, architectural shingles, all excavation, rough and finish grading. Walls and gable ends would be jig built offsite to minimize onsite time, noise and disruption. Does not include trenching or materials for connecting service utilities, electrical wiring and fixtures, insulation or exterior solid stain.... $38k. YIKES!!!! is right.