We are doing the ‘crete work now for a little garage job, and our lumber yard guy would like us to try it panelized.
Here is a pic of the wallframes. Walls are 2×4, 24″ centers, single PT bottom plate, doubled top plates.
The front wall with OH door openings is 8′-3″ high, and the sides and back are 7′-3″ high. All studs must be cut from 8/0 material.
How long do you think two efficient carpenters will take to stick frame these walls?
This 654-sq.-ft. ADU combines vaulted ceilings, reclaimed materials, and efficient design, offering a flexible guest suite and home office above a new garage.
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Replies
4-7 hours, depending on site conditions.
Jon Blakemore
Looks like it's about 24 X 28? You don't give dimensions.
Kinda depends on how much other stuff they have to do.
Like are they putting a treated plate down first?
OSB on the walls?
.
FWIW - I never quoted panelized walls on stuff that small. I just don't think it's worth it.
Surround yourself with the best people you can find, delegate authority, and don't interfere. [Ronald Reagan, FORTUNE, September 15, 1986]
Depends. How much more does the panelized version cost than the unpanelized version?
I'd say that, under good weather conditions and all materials being on site, a pair of good carpenters could have that framed in a day, including the sheathing. Doesn't look that difficult. I'd have the slab poured and the plates set, and then frame it all up on the slab and tilt it up.
My father-in-law opted for the panelized route, and it was crap to say the least. He regretted it because of the obvious lack of quality. The panels were not square, the materials were questionable (what looked like reject studs) and the window openings were in the wrong place. Not to mention, the rough opening for the overhead doors was too tall to fit the doors that the lumberyard supplied. They didn't bother to check their own doors before they had the panels made.
About an hour and a half as pictured.
The rear wall is 15 minutes, including coffee and cutting the studs.
The sides are 15 plus 10 minutes for the header. That includes 4 minutes worth of debating what the rough opening will be.
The front wall is another10 minutes plus another 10 for the jacks. I'd order out that header in one piece, even if I intended to have two separate openings. I'd order a 20' header and run it by both doors. After standing it up, I'd add the center jacks (another ten minutes).
Lets see, 15+30+20+20+10=one hour and thirty five minutes!
For me, that would be very close to $100 worth of labor.
blue
Warning! Be cautious when taking any advice from me. Although I have a lifetime of framing experience, some of it is viewed as boogerin and not consistent with views of those who prefer to overbuild everything...including their own egos
Additionally, don't take any political advice from me. I'm just a parrot for the Republican talking points. I get all my news from Rush Limbaugh and Fox and Friends (they are funny...try them out)!
What a bragger! A buck a minute...no wonder ya only work half days.
But... you forgot: 30 minutes to remember where ya put the nuts and washers for the bolts...another 30 minutes to find the wrench (coffee included), 20 minutes to find someone else to put them on, another 15 watching them put 'em on just so, 20 minutes to put a new blade on ur saw (includes finding one) after cutting out the plates with your 'no sawzall needed' technique. Oh yeah, another 20 minutes to get someone to dump your cut-off can.
So a couple more hours you forgot to add in...and your right there with what the other guys said. Gotta work on your estimating skills blue.
Peace
No, no, no Dez.
This guy is trying to determine what it would cost to frame that stuff or have it sent out panelized. The actual installation, assembly, bolting, bracing, ect will be extra.
Around here, we don't use bolts. All foundations have simpson ties of some kind. I'll be starting a house that has bolts for the first time on Wednesday!
Good grief! What a bizarre thing to do to me!
blueWarning! Be cautious when taking any advice from me. Although I have a lifetime of framing experience, some of it is viewed as boogerin and not consistent with views of those who prefer to overbuild everything...including their own egos
Additionally, don't take any political advice from me. I'm just a parrot for the Republican talking points. I get all my news from Rush Limbaugh and Fox and Friends (they are funny...try them out)!
Blue,
Ya gotta know I was just funnin' ya. Gonna go buff my speed square again tonight. ; )
Dez
I always thought nuts and washers were overkill on a house.
The bolts keep the frame from sliding off the foundation...what else do you need?
You don't even need that bluemoose.
In my apprentice years, we didn't ever put any sill plate down and there weren't any foundation ties of any kind. Thirty years later and a zillion houses...and there's still no sign of any houses blowing off the foundation...even when Tornados hit. If the tornado hits, there aint nothing left standing but the chimney! Now...becuase of thoe newfangled bolts and ties, the sill plate will be left too!
Big f in deal!
blueWarning! Be cautious when taking any advice from me. Although I have a lifetime of framing experience, some of it is viewed as boogerin and not consistent with views of those who prefer to overbuild everything...including their own egos
Additionally, don't take any political advice from me. I'm just a parrot for the Republican talking points. I get all my news from Rush Limbaugh and Fox and Friends (they are funny...try them out)!
UP-LIFT?
Keep your garage door closed!
(I was kidding.)
Bluemoose,
I just haven't got to say that word in awhile...come to think of it...off hand, I can only think of one other use for that word. Sort of has a 'double' meaning with that application though. <G>
Peace
Gene,
Myself and one friend / helper framed and put up the walls and set all the trusses on my 24 x 24 detached garage in a one day, and it wasn't really hard work.
Bill Koustenis
Advanced Automotive Machine
Waldorf Md