Would anyone be willing to give me their opinion what would be a fair estimated price on labor for building the ceiling and roofing sytem?
We would supply all building materials.
Here is the breakdown of the job on the 48 x44 structure ........... the first 8x48 is the front porch....the actual house is 48x36.
laying the ceiling joist
rafters
decking
cornish (sp?)
Ps.
I hope this cajun hasn't confused anyone with the deatails ;D
I forgot to mention that the house would be on an 8/12 pitch and it would break over the 8x48 porch to 3/12 pitch.
It is a straight line roof .......no valleys......with gables on each end.
I hope this info helps in an estimation! :)
Jackie
We have a guy thast has given us a bid for this roofing job but since we've never done this before we don't know if we're being scalped or not.
Is $3800 fair....too much..........
Our renter re-did our rental house - he's a roofer - about 2000 sq ft with garage - He valued the job at about $6000 as I remember. We traded out his labor at $3000 and bought materials.
He did a real first class job - ripped off the old shingles- had them hauled away -
This can vary a lot from area to area and with the hunger and skill level of the contractor. You may want to check out some of your contractors previous jobs if possible or have a recommendation from someone - there are all types of contractors out ther - good and bad --- having a license doesn't really mean he is good or bad --- references will give you more of an idea about that.
I can expect to pay 4.50 to 5.50 a sq. ft on labor for framing a spec house here in Cali, but that includes walls. $6,750 to $8,250. on a 1500 sq. ft. house. Doesn't include putting on the roofing material. Don't know if that helps.
Good info- Joe Landscaper- thanks -
When I was plumbing -water-gas-fixtures etc--- a few houses for the cheapest -tightest -most unscrupulous jerk contractor in the world he was paying $1.00 per square foot for framing - 1984 I think - he really got what he paid for too-- some walls were framed up to 3" out of plumb - many more were less out but still not plumb.
Wish Peg was around. Regional differences make this tough. Sounds a little high to me. Maybe not much. Is this a contractor with overhead or some locals with tools? How many men working on it? How many days do they estimate?
I'd think that with all the materials staged and you willing to run for more, 2-3 guys should be able to do this in say 5 days. Shorter if they're very good and/or do it all the time. So, let's say 15 man days. So, what's a man day worth in E. Texas? $100? $200?
Maybe I'm wrong on the time. Sounds straight forward. Straight gable roof with a dropped front porch, right? If I were in your position, think I'd ask the guy how long he thinks it will take and the number in the crew. Then, I'd mull it over from there.
Think you're better off than we. Electricians putting in the service. We wanted the line buried 200' from the power company to the house. Using a Bobcat with a hoe, rather than a ditch witch. Wrong tool. Been at it 12 hrs and not finished. We're thinking that we're paying for their problem. Don't know if we should confront it or hold our tongues til the end. >:(
What's a cornish?
I forgot. If you're going to hire someone to do this have you checked with a truss company? Engineered trusses cost a little more, but really save time. You should find that it's cheaper to have it done that way. That's why everyone uses them when they're doing production work.
Shelley, don't know what your ground is like but where i live we can do 1600 ft of 24'' deep trench at 12" wide per day with a ditch witch and install the 2" pvc mainline with materials staged and ready to go. We have little to no rocks in the soil though. This is a 3 man crew.
Not a rock around Joe. All sand. That's why we're peeved. Would have been a morning's work with the right ditch witch. 'Course, no one's told us yet that we're being charged for probably 16 hrs of time. But, we're suspicious. Guess will talk to the owner tmo and see what's what.
Shelly I'm around but with regional differences and not enought info I've been just waiting to hear more , info, or others closer chiming in.
I sort of had the 5 to 7 day time line for three man crew ( but that is a wild guess ) it would [highlight]depend[/highlight] (sorry Glenn hope your stocked up still ;)) on design spec's etc, X what ever a crew in Pioneergals area makes. Plus some for O/P for a company. Carpenters like to eat as well as other folks.
I really don't like to compare apples to grapes so its hard to give a $ # . PEG
I have to agree with you PEG -Depends - really --yeah I'm stocked- :-/
That is why this is a hard question - not much way to compare it- too many variables. This is like shooting quail through beer goggles -- :o
Pioneergal, I just built a 24 x 48 garage doing all the work myself with a few helpers when I could con someone into helping out for a day or so. My place is on Cedar Creek Lake, about 70 miles SE of Dallas so prices should be pretty much the same as your N Central Tx location. I went with factory built trusses and based on the prices of trusses, I don't think your contractor is out of line. Maybe a bit high but, a fair price in my opinion. Not knowing the exact configuration of your proposed roof but, suspecting the simplest possible I would go with the guy if he is reputable and you have checked out his work and references.
One of the nice things about trusses is they go up so quickly. I had mine up in less than 4 hours with my two sons and father-in-law helping. And I can recommend a great truss mfgr is you don't have one local to you. And they will design and give you a price quote in a matter of minutes plus estimated delivery cost. If you are close to the mfgr they probably will deliver for free! I'm getting ready to start my new house and I will definately use trusses again.
My two cents worth.
Okie Bob
QuotePioneergal, I just built a 24 x 48 garage doing all the work myself with a few helpers when I could con someone into helping out for a day or so. My place is on Cedar Creek Lake, about 70 miles SE of Dallas so prices should be pretty much the same as your N Central Tx location. I went with factory built trusses and based on the prices of trusses, I don't think your contractor is out of line. Maybe a bit high but, a fair price in my opinion. Not knowing the exact configuration of your proposed roof but, suspecting the simplest possible I would go with the guy if he is reputable and you have checked out his work and references.
One of the nice things about trusses is they go up so quickly. I had mine up in less than 4 hours with my two sons and father-in-law helping. And I can recommend a great truss mfgr is you don't have one local to you. And they will design and give you a price quote in a matter of minutes plus estimated delivery cost. If you are close to the mfgr they probably will deliver for free! I'm getting ready to start my new house and I will definately use trusses again.
My two cents worth.
Okie Bob
Thanks OB!
I was hesitant to post this thread knowing that I probably wasn't being very clear in my asking and the differences in regional prices.
I do thank you and all of the other posters on this thread for taking the time to try to help us in this phase of the project.
The guy is someone we know with 12 years experience working for another builder and in the past year has been bidding on and doing extra jobs on weekends and holidays with hopes of one day having his own business.
At this point he is over the framing crew for his boss and has good references.
Not ever doing anything like this before we just did not know if he was too high or fair with his bid.
It will be a weekend (s) project and he has 1-2 guys to help.
Again thanks ;)