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I was wondering if anyone has a PSF price for garage’s. I know it varies vastly from region to region (Im in the NW)and I have researched the archives and can’t find a thing. I would be building it for a Condo Association and they just advised me they need a bid by tomorrow for their board meeting. Im sure you can figure Im new at this game of bidding so any help would be appreciated.
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Replies
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The kindest advice I can give you is to say, if you have to ask, you shouldn't be bidding.
It's your shirt, but I hate to see anyone lose money.
Price this job on your own (without input from anyone) but don't bid. After award, compare your price to the actual. Then monitor the work in progress and see if it compares with your method of execution and keep your ear to the ground and see if the successful bidder made a buck or two.
Do a few like that and if your pricing is reasonable, go for it.
Gabe
*Type of construction ?Location ?Freestanding ?Etc.
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I knew I would be opening myself up to some heckeling... But you know I come here for advice which is more than some others I know. They just give it a wild ass guess. Anyway I have done work for them in the past and they know my level of workmanship and understand Im just starting in business. They have been real happy with my work to date and are willing to give me a chance. To answer Luka's Q's...It's stick built 2x4 / T1-11 attached to an existing maitenance bldg. 18x20 no wiring winows and they are arranging the garage door.
*All I want is a close quote for thier meeting...I can work up an actual when I have more time. Im not looking to go to the bank on this one, just a safe estimate.
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If you want to check your math:
Just did a 24x24 freestanding. Block foundation,4" slab,two sectional doors, two vinyl windows, one passage door, vinyl siding, stick frame, 3-tab roof.
Upper $12K.
DO NOT BID USING MY NUMBERS!!!!
I build differently from you, I live in a different economy than you, my material and labor costs are nothing like yours, I have different codes to comply with than you do.
Build this thing on paper, stick by stick. Get a bid from any subs you'll be using. Figure your material costs and add something for the stuff you'll forget. Figure your time and DOUBLE IT!!!! unless you've been bidding for a long time. Figure your overhead (see my post about overhead in the business section) and then you can set an hourly rate.
Finally, hope like hell you don't lose your shirt. Almost all of us did on our first few jobs.
*Soil quality? Slab with perimeter footers? Brick at foudation line? Concrete apron? Simple gable truss roof system? 20/30/40-year shingles? So many questions and so little time...Stu, is there a chance these folks just need a "budget price" for planning or approval? Do they really need a solid contractural bid at this point?Sorry, but as much as I'd like to see you win this one, I've gotta go with Gabe. No heckling intended.If they would like to see you get this job, then perhaps they'd like to give you a fair amount of time to prepare your estimate.I wouldn't feel right offering this advice if I had not made the mistake of giving prices too quickly in the past. I've learned from my mistakes, and only hope that you might learn from MINE rather than YOURS.In any instance, the best of luck to you... Steve
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Excellent advice...That's why Im here asking.Id rather look stupid here than at the job. My initial estimate came at about $30 sq. ft. Im certain they just need a ballpark.I would probably sub out the flat work.O`ther than that It would just be my time on the line.
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Stu,
Slow down.........or you'll be sorry. If they won't wait, forget them.
Ed. Williams
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Thank you Gentlemen for your input. I will slow down. I will count every board. I will estimate my labor and multiply by 2 or more.
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Stu,
I remember my first estimate. I counted every nail, every foot of romex. I figured out what I thought was the minimum in materials and added 40 percent. I figured out what I thought it would take in labor and doubled. I still worked that summer for 35 cents an hour.
I think you've gotten some good advice here. I have tried to figure out whether you thought you were being heckled, or you were surprised that you weren't. If the former, I think I can reliably assert, no one intended to 'heckle'. If the latter, well, I don't think there was anything to 'heckle' about. LOL
I am sorry I couldn't help in coming up with numbers for you, but I thought you might be more likely to get those numbers with a few questions answered. Therefore I did what I could to get the ball rolling.
I wish you the best of luck in this and future work.
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Stu, don't let these wankers keep you from throwing out a price on this project. If we were all that cautious when we started(or now for that matter)we would not still be in business. From what you said it seems easy, bid 14K and work to meet it, especially if you are doing the work youself. Unless you are boating the materials to some far off island, materials should run you 6K, 8K labor and profit, and 2 weeks duration of job. Go for it.
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Stu,
Keep this under your hat. If you can make 8k labor and profit building garages (I'd build this perfect in less than 40 labor hours) in a week, every guy on this board would be heading your way (not to mention every weekend warrior with hammer!)
The art of bidding requires that you determine a fair price given market conditions in your area. My guess is that a winning bidder would be well under 14k, regardless of where you are. Now if it was outfitted like Ryan's that would be reasonable number.
Tom
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Actually Tommy,You can make very,VERY,good money building garages.
For a couple of years a local garage builder subbed out the roofing to me.They build about 100 garages a year( about 3 a week).The price Ryan supplied is in line.
The company I am familiar with acts as its own lumberyard-----Buys in bulk and Warehouses its own framing lumber,osb,block,mortar,doors,masons sand,Shingles,---pretty much everthing except siding.It was a little differrent when I subbed the roofing,and another crew subbed the siding. currently they sub out demo,block labor,electric,and overhead door labor. They pretty much handle everything else in-house including excavation and footers.
By concentrating on garages and only garages they completely dominate this market. There are other companies building garages here,but it wouldn't be accurate to call them competitors.I was amazed to see how often they had built 3 or 4 garages with in view of the one I was working on.In fact they built mine 2 years ago,my neighbor on the left last year,and my neighbor on my right about 20 years ago.
these guys can sell,sell,sell---and they have the track record to back it up.sure the work is boring,but it is a money making machine.
Good Luck,stephen
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I was wondering if anyone has a PSF price for garage's. I know it varies vastly from region to region (Im in the NW)and I have researched the archives and can't find a thing. I would be building it for a Condo Association and they just advised me they need a bid by tomorrow for their board meeting. Im sure you can figure Im new at this game of bidding so any help would be appreciated.