I would like to add a room addition onto my home, it would be 14 x 22 and have two windows and a door, very simple.
Looking to hire someone to do just a shell package…I would do the HVAC, the drywall, electrical, painting, etc. I will also furnish all materials for the project as well as excavation for the footer.
What roughly should I pay someone to lay the block, frame up the addition, install the windows and vynal siding, and hang the gutters?
House is in Columbus Ohio, and just looking for a rough idea on costs.
Thanks!
Replies
About $40,000
Since you say you would do the HVAC, the drywall, electrical, painting, AND furnish all materials and excavation , ya might as well save the 40 K and DIY it all.
The framing is the easiest and most fun part anyway.....
I would pay for the masonry. It is best left to pros. Then you have a straight and level foundation to stick build off of.
I agree the framing, siding and roofing is not that tough but you do need some help handling trusses and such.
The only advantage to paying for that part is speed. A crew would slam that up in a week.
As a sanity check I paid about $4000 to get from dirt to tie beam (8' block wall with a 16" poured beam on the top, Florida thing) on a 360 sq/ft addition. I bought the materials, that was just the labor.
http://gfretwell.com/electrical/addition/tie%20beam%20forms.jpg
Maybe $5/sqft? If you figure roughly hired out at $100/sqft on average for a house including baths/kitchens, you should be way on the low end of the scale to do the foundation and framing labor. Who's doing the roofing?
You could figure say 4 days 2 guys to frame. The foundation? CMU? Say a guy to lay block for 4-5 days of work. You have to pour a footing? A day or two for layout and a couple of guys for 2 hours to pour.
A couple of windows and a door. Windows may take two guys ... you willing to help him? Say an hour each for the windows (max) and an hour for the door (interior or exterior? I assume interior as you said one door and have to assume you are connecting into the existing house, in which case I'd do the door myself after e.g. drywall).
Siding .... what maybe a week max. If he's any good, he'd be done in 3 days. Gutters 4 hours. You didn't say anything about roofing or the pitch of the roof or the relation of the roof to the rest of the house (e.g. create valleys or completely separate or continue an existing roof plan, etc).
Who's stripping the existing house siding, etc.? That prep may be a day, too. No work on the existing house wall except for the door? (e.g. no windows to remove?).
Assign a $/hour for the various work ... e.g. masonry/footings at maybe what $50-60? Depends a lot on local conditions. Framing $40-60? Siding $30-50? I'm out west, so don't know what your labor rates might be, but I'm guessing at least these values. I got a steel from my framer at $35/hr 5 yrs ago and he was one of the best, but I'd have expected $50. After adding it up, add a contingency ... 20%-50%??? When I estimate my own time, I'm off by usually as much as my estimate.
While simple, there are a lot of details that you will run into with 'a simple addition'. More info and more points of view will begin to paint a picture for you. Get some bids or rough estimates from people you think would do you well. Start generating your budget from that.
You are trying to say that 1500 is enough?
I think you are way off.
Maybe that for just the framing? Then you have the siding and the windows. It's labor only and based on the sqft cost, that should be about right considering he's providing all the materials. $100/sqft includes plumbing, kitchens, baths, so why wouldn't framing labor and siding not be fairly inexpensive?
But you're right ... $1500 is only 30 hours of work ... that's framing only ... maybe. Just thinking out loud here. And I wasn't including permits. Permits can vary. 6 years ago I paid 7,500 in permits/fees for 3,000 sqft and 4 baths complete. I just checked on a permit for 1,200 sqft here in SoCal ... a cool $30K!! I have a quote for that, too. An addition w/ a little elect and heating/cooling extended (?) shouldn't be much, it would seem, but like I say it can vary substantially.
In our area the permit cost would be $1500. Seriously.
I think a lot closer to the $40K mentioned.
permit cost would be $1500
Exactly, why i said diy with all the other stuff 'em' said he would/could do...
If you are not on a high visibility spot or where a neighbor would rat and are not planning on selling anytime soon, why not go for no permit? _ wouls get lotta replies to that, at least in the old bt, huh?
Here, permits and impact fees are about TWICE what it takes me to do something DIY in materials.... sumptin wrong there?
edit btw aspect: 5 years ago mom's house needed a new roof. 7 requess for bids, nobody bid. Only 9 squares. One guy tod brrother thst the job wouldf be at least $20K, as there were lots more profitable jobs (at least sat that time)
Son and bro and me did job in 2 days for $500 material......
If they catch you the permits would be double here and you are probably opening up walls, roof or whatever to prove compliance. If you did something wrong you might be tearing it down and starting over.
$130 per square foot??????????
No Kithchen, No Bath, just three walls (assuming) and a roof???? and that's going to cost $40,000? Seriously?
I'd hate to think what a whole house would cost per square foot then.
columbus builder
I am a local contractor/framer. give me a call (614)565-8060 if you would like some pricing
Phil Osborne
Osborne Building Company