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Birdman
Member
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# Posted: 30 Aug 2021 17:20
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Just got a quote back from my contractor on a cabin I am looking to build, and since I have no experience in this area I would really appreciate all of your opinions.
Details:
Located in King County, Washington
12x16 cabin
Sonotube/poured concrete tube foundation
Quote is for a dried-in cabin, with interior walls and loft framed out but unfinished interior
Building site is on an easily accessible road, but is fairly far "out in the sticks"
Here are the plans we are using. We have modified the dimensions (12x16), added a few windows, and upgraded to 2x6 framing.
https://www.etsy.com/listing/950433772
Here is a breakdown of the quote:
Lumber/Roof/Windows $8350
Foundation $4750
Water/Supplies $250
Excavation $1250
Framing labor $4800
Roof labor $1200
Generator $400
Hardware/fasteners $600
Misc $400
2x6 Exterior studs $500
Window upgrades $600
Shake Gables $884
Total (before tax) $23,984
O&P (25%) $5,996
Total (before tax) $29,980
Please let me know if I left anything out, or if I can help clarify any points. Thank you all, truly appreciate you taking the time to give input.
Also worth mentioning that we have already spent $13k on site prep for this property through this same contractor.
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snobdds
Member
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# Posted: 30 Aug 2021 18:14
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It's in the ballpark. I wouldn't consider it good, nor would I consider it bad.
The labor cost is indicative of them wanting to get in and get out. They're pricing it for about a 3 week project.
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Princelake
Member
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# Posted: 30 Aug 2021 19:37
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The framing and foundation seem a bit high but they may know some things that’ll take extra time and labour that they have accounted for. Maybe put the travel time and fuel in those prices to bury it somewhere. Other then that honestly isn’t that bad of a price.
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Birdman
Member
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# Posted: 30 Aug 2021 20:57
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Thank you both so much for your replies. I trust my contractor, it's just so hard making such a huge decision like this without having any idea of what costs should look like.
We are basically splitting up the costs as taxed and untaxed costs. The taxed component represents about $10k, and the untaxed/paid in cash component represents about $20k. I'm obviously getting ~10% discount doing it this way, but maybe I'll be able to negotiate a bit more of a discount on that side.
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spencerin
Member
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# Posted: 30 Aug 2021 22:41
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Seems reasonable.
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Brettny
Member
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# Posted: 31 Aug 2021 05:44
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For only a 12x16 why not just use blocks? That could remove $5k right there. Have you considered a shed to house conversation?
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gcrank1
Member
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# Posted: 31 Aug 2021 10:19
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That is a handsome structure, but $30k for an unfinished 12x16 just shocks me, maybe Im that old, out of touch with reality old guy now.....
Agree, that can sit on ground pads with concrete block piers, our 12x24 c/w stand up 12x12 loft has since 1983. If the excavation costs are for doing those tubes it is closer to saving $6k!
Shake gables, again, pretty, but $1k. There aint that much gable.
Just off the top of my head, maybe unrealistic now?, but I think $30k is 30% too high for that structure unfinished.
And what is that $6k for 'O&P'?
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WILL1E
Moderator
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# Posted: 31 Aug 2021 10:43
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I've never hired anyone to do anything for me before, so needless to say the price shocks me especially for this size structure. Like Brettny said, any thoughts about buying a prefab unit and having it dropped off and setup on blocks? You could probably get alot more cabin for a small fraction of that price.
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travellerw
Member
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# Posted: 31 Aug 2021 14:06
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I will agree with the other 3 posters about the foundation. If you have no plan in the future to add an extension, I would look at a different option for the foundation. If you are not comfortable with just blocks, you could look into screw piles. They should come in at less than 1/2 that price.
I will also agree about the framing price. I think its about %20-30 overpriced. $4700 is 156 man hours @ $30/hour (with no profit). However, I would be shocked if that structure took more than 80 man hours to frame. Maybe framers earn more where you are from! (to give you an idea, I framed and partially sheathed my 16X28 cabin in 30 hours with the help of my 14 and 11 year old.. and I have very little actual framing experience).
I also would be a little "arsed" about the $400 for the generator. Gonna bet they will use an open frame 5000W screamer that they probably didn't pay $400 to buy it new!
With that said, the Excavation price looks pretty good. Especially if they are bringing in equipment (even a Skidsteer).
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gcrank1
Member
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# Posted: 31 Aug 2021 14:55
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Yeah, but the OP has already spent $13k with the same contractor for 'site prep'.
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BRADISH
Member
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# Posted: 31 Aug 2021 14:58
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I tend to agree with the other comments on here. The Lumber and especially foundation costs seem a bit high - but the excavation cost seems like a decent bargain.
I built a shed about this size, (12x16 with a 8x16 carport) while lumber prices were about 10% higher than they are now, and I had $5500 into it. Granted I only put one repurposed window in it, but it doesn't appear that you have $3K worth of windows in your cabin plans..
You may ask for a breakdown of materials and compare that to current prices. Keep in mind it is typical for builders to tack on a 10% material markup fee though.
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BRADISH
Member
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# Posted: 31 Aug 2021 15:08
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After thinking about it some more, I think you may be able to find someone to build this offsite and have it delivered for a far better value. I just noticed the note that you have already spent $13,000 in site prep. I would imagine that work would allow you to bring in one of these units quite easily if you have a company in your area that provides them.
We have a company that cranks these out locally, that basically builds them to the same specs - with additional options, for farrrr cheaper.
When I looked at this option for my place it was only going to be $120 to have it delivered. If your place is easily road accessible like you say this may be a better route to take.
Photos to provide some ideas/comparison. Keep in mind this will be cheaper because they are building offsite in a warehouse, however the end product is likely very similar to what you are proposing.
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Brettny
Member
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# Posted: 31 Aug 2021 15:49
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There are many many "shed" companies who can basicly build the same thing for far cheaper and have it dropped off. They can build to your spec meaning you can spec every window, wall stud dimensions and even have it insulated prior to dropping off.
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