I'm in the middle of a similar project myself. I started off not
wanting to waste money on an engineer. Trust my competent GC
instead. But then the planning officer queried a couple of elements
of the design and I got the engineer out - holy cow, good job I did.
Suffice it to say I am now having to rebuild the roof and top floor
walls completely. Lucky the roof didn't land on my head when we had
all that snow this winter.
$17k seems cheap to me. I'm in MN, and local trades are slow, willing
to price their time pretty keenly. My project's about 40% bigger than
yours, and I'm looking at around $33k for a comparable package (I've
deducted windows and siding). Roughly half is labor. I also intend
to do all the interior finishing, insulation myself (that'll still
cost me a few grand, maybe 5). If you go into your local Menards or
equivalent, they'll help you put a material list together. I normally
underestimate waste removal ($360 for a 20 yard demo load here, and I
will need 4-5), permit fees, equipment rental (including crane to lift
the roof trusses) and consumables like nails, blades, etc. Wow, $17k
definitely seems low to me. He's not building any contingency in
there. Is he reliable/trustworthy? Do a service magic request and
get at least 3 more quotes.
Good luck, and let us know how things proceed.
Am I right assuming that if the current ceiling/roof is trusses, then
you would have to remove them first, which means you will have no
ceiling, and a big mess of wiring to deal with?
I am now picturing a more engineered approach that would possibly make
things a lot easier, but I'll wait to see how wrong I am here so far!
A place I pass on the way to work sells pre-fab homes. They have a couple
of garages on display for $25,000 for a two car garage and attic.
Given that price compared to yours, the $17,000 for a new roof sounds
reasonable. The tear down and disposal is probably $3k of that.
There is a lot of labor tearing a roof off a house, besides the cost of
removal and disposal of the debris. If you had to tear down an existing
garage to build that new one, it too would cost a lot more than $6900.
$17,000 would be cheap where I live.
Doesn't sound out of line. I'm just guessing that the contractor is
probably planing manufactured roof trusses to deal with transfering
the load to the exterior walls. Stick built would require figuring
out how to support a new floor load above the existinf structure.
He'll have to order those and they won't be cheap.
Can anyone comment on this pipedream? Would it be possible to first
support the existing ceiling (if the interior walls don't support it),
tear off the attic, then sister the new trusses to the existing ceiling
joists? Would that be more or less work? Electrical wires could be a
You should read the rest of his posts. It sounds like it is feasable,
at least from the information we have. The ceiling is 2x6's not
2x4's. It's a small house so the first floor rooms are going to be
small. That means the spans are probably short. And the option of
adding additional steel posts in the basement is involved as well. I
think it's doable. As to the $17k, that doesn't shock me.
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