Cost for labour for garage?

[Mak]

I've got somebody who has ordered a 24 x 24 garage kit from a local supplier. He has asked if I could build it doing everything but electrical and foundation. Not having been in the busines in about 20 years I don't know what to charge. 8 foot 2x4 walls, 16x7 garage door, one window, one entry door, 4/12 pitch trusses, all viny siding, drywall and tape the inside, architectural shingles. I figure it will take me about 7 weeks to do by myself. Would it be better to charge him by the hour or just one estimate. Any advice would be helpful, this would be located in the midwest. Thanks.

[VALENT]

If you can finish it in seven weeks, then you probably know what that amount of your time is worth and can charge accordingly. I would give one estimate and specifically state everything that it includes. An hourly rate is not likely what he is looking for unless he is going to do some of the work himself.

[Mak]

What is a carpenter making these days? I can only work 9 to 2 everyday and figure seven weeks at 25 hours a week coming to a total of 175 manhours. I told him somewhere around 3500, at an hourly rate that would be 20 and hour. He told me he had figured 10,000 total including foundation to build the garage. This seems low but might work out, materials are figured at 3600 but I added 400 for extras making it 4000, my labor would be 3500 making the total so far at 7500. This leaves 2500 for the footings, stemwalls, and floor, no driveway. Not sure if the foundation can be done that cheap, also the price of the permit.

[steeve]

hi mak,
a house framer charges about $4,$5/sf for a house, the garage is around 600sf, dont forget that it is a garage "kit", (every thing pre cut?) overcharging you might get $0...

[Mak]

The only thing prcut are the studs, it's not really a kit but a materials package put together by a local supplier, no different than working from a set of take offs. Does that 4 to 5 dollars a square foot only include framing the structure, I will be framing, roofing, siding soffit and fascia, garage door, side door and window and also completely drywall the inside of the garage. Just the framing at 4 a sqaure foot is allready at 2300 dollars. Thanks for the advice.

[bkrahmer]

Mak,
This is just an observation, but I believe that steeve is simply quoting figures that others threw around for framing a house. Building a garage is a bit more simple than a house. You don't have to worry about the floor, partition walls, less windows, etc.
I find it ironic that you are asking us what you should charge somebody. We don't know anything about your finances, how much $$ you are used to making, the area you are in, etc. If I were you, I would take the plans to 2-3 other contractors and get bids from them. Then low-ball it, and give the guy copies of the bids you received. That way, he will have faith that you aren't trying to screw him, and you could actually come out ahead...

[plunkinberry]

Are you going to be able to get help once in a while? If so, I think it can be done in well under 7 weeks. But, if you're trying to lift roof trusses and set them by yourself, it may take a bit longer.

I'd figure (if it were me and I could round up help for a day or 2 throughout the process to help set trusses and the like) that I could do it easily in that amount of time. I'd figure a month, assuming that you don't need to wait for electric work and the footing is all in place. Are there any additional environmental factors that will make this overly difficult - slope? trees? site? lack of electricity? etc???

How much do you want to make overall? From the sound of it, this is a side job and won't be reported. With this type of thing, if you're off one way or another, you are still making good money. I wouldn't worry as much about the hourly figure as what you want to try to achieve overall and ensure that that is in line with what the client wants to pay.

A general rule of thumb for pricing garages is approximately $20 to $35 dollars per square foot. And honestly, the $20 is the real low end which you aren't doing (I'd say that drywall on the inside bumps you up into at least the mid range structure). So, if you can get a feel for what he's paid for material and what he's going to pay for the foundation and the electrical work...

[Mak]

I haven't been in the carpentry field in quite a long time, except I built my own house about two years ago. The person wanting me to build the garage is a good friend, not a client or anything like that. I don't want to charge him alot of money but I also don't want to cheat myself. I did get two quotes which are 14000 and 27000, both of these are for everything not just the labor. At those prices 3500 for labor seems reasonable, if not on the low end, but I would feel more comfortable charging somewhere around 2000 to 2500. Would I be going too low?

[plunkinberry]

If its for a friend and you make it clear that you're cutting him a deal, charge him whatever you want. If $2k is good for you, I'm sure he won't mind - especially if he understands what it'd cost him if he went with a conventional contractor.

You are a helluva friend.