Hello to all! I'm new to the forum and would really appreciate some help. I purchased a lake lot in Warsaw, Mo., on the Lake of the Ozarks. I live two hours away in the outskirts of Kansas City and have made a couple of trips there to talk with construction guys to get some ball-park figures. I had asked them for an estimate for a frame-in for basically the 1 1/2 story and I'm thinking of adding a basement. They also gave me a turn-key estimate.
What is a fair ball-park price for a framing job? I'd like to try to do the inside work with the help of some friends, but know we can't do the framing and clear the lot, etc.
Thanks so much for your help and this site has been so helpful in even giving me the courage to try to attempt this feat!! Having a little cabin is on my bucket list! HA! :)
Welcome to the forum smalltowngirl. Rates can vary greatly from place to place. I suggest getting several estimates and also check around for some out of work framers who may work for cash on the side-- still legal tender last time I looked. It may be as cheap as half rate - try to get references to be sure they can do a good job. This may take a bit of word of mouth searching as a contractor will not help you on this -- they are hungry too. Ask at the local lumberyard. Not a big box.
Thanks for the help and the suggestion, Glenn. There is a local lumberyard there I will have to become real familiar with! I have gotten two estimates for framing and then I also ask them for a turn-key estimate to see if they are really outrages since I'm not familiar with a framing estimate. They were both really high on their turn-key price, so I'm assuming they are the same for their framing price. After doing a little more snooping, I have discovered a book at the local library titled "2008 National building cost manual" - do you think it would be worth my time to check it out for some figures? The only other information I've found says that simple framing is about $2.75 per square foot, custom framing can reach upwards of $7.00 per square foot, but in general, most houses fall in the $3.75 to $4.50 per square foot range to frame.
Check out the website Building-Cost.net. You enter the particulars about your house, and your zip code and it spits out material cost, labor, etc for your design based on what "quality level" of materials you choose (six quality levels to choose from) and for supposedly the material and labor costs in your area.
I am using it on the house I am building, and I've yet to exceed the estimated cost in any sub-area. And, for the one area that I am 100% complete on (excavation), I came in about $60 under estimated cost.
Let us know if you like it.
I have found the National building cost manual and other similar manuals to be pretty worthless. Try N74tg's site.
I think your numbers would cover it pretty close for a rough estimate.
Thank you both for your help. Love the website and having a good gauge for the budget (or the lack there of!!)! Thanks so much! [cool]
Jimmy cason posted some cost info on his. He did his own work but it would give you materials - search the word cost here also.
Thanks for the tip on Jimmy Cason's owner-build string. The cost information is very helpful and I'm sure time consuming for him! Great house with lots of neat ideas. I just priced out the unfinished cabinets he used at Lowes this afternoon. Thanks, Glenn, for your help. Now I'm more obsessed than ever with the cabin - sleep would be good at some point! HA!
Glad to be of service. Looking forward to seeing your project progress.
Remember the economy sucks, housing sucks, and many builders and crews need work. It's a buyers market now, use the leverage. How about you general contracting it yourself, and hire the sub-contractors. Ask locals about who is good and reasonable. Check Craigslist and local store bulletin boards for leads on who might be looking for concrete work, framing, plumbing, etc.
I built a first floor and then got 3 framers for three days + plus a high lift, to put on the second level complete with shingles! (+1/2 day for the lead guy). They were a crew that was just laid off. I was on site, and they were incredible proficcient.
Got an electric guy out of Craigslist. I helped him some (basic stuff) and got the place wired for $800! Inpector found "0" issues.
Got septic price way to high with one guy, then he tried to rush me using scare stories about waiting. I found better guy, $2 K cheaper.
Slab was a ok deal, and I had to bring in 25 dumps of sand for $100 per.
Frank, I agree with you in that the economy is terrible right now, that's why I was so surprised by the high estimates I received, especially in a small town. I have a good contact for the well and septic, and several names for the foundation and excavation I still have to check out which I received from the neighbors by the lot in Warsaw. Thanks for the suggestion for Craigslist and local store bulletins; I can add them to the lumberyard and spend the day snooping around there!
Sounds like you've done well with your labor deals - it always makes you feel good when you give an honest days' pay for an honest days' work. Good for you!