Welcome to The Conservative Cave©!Join in the discussion! Click HERE to register.
0 Members and 1 Guest are viewing this topic.
Phentex (1000+ posts) Sun Jun-28-09 01:12 PMOriginal message Anybody ever do a garage conversion? I know it's hard to get a quote on something like this but I'm trying to get a ball park. We have a typical 2 car garage with a concrete floor in decent shape. We want to make a hangout for the boys, not a fancy living space.We would need to remove the garage doors and replace with windows. There's a small window to one side that we would convert into a door. We plan to use an inexpensive laminate for the floor.The walls are insulated and have drywall but we never got around to mud and paint so that would have to be done. The ceiling is already in place. Other than these items, there's not really any framing or walls to be added except for the parts around the windows.There is some electrical on the walls and ceiling, but we would need to add more outlets and replace the openers with light fixtures. We expect the AC and the electrical work to be a separate price from the actual room conversion.Have we lost our minds to think we can have this done (NOT a/c or elect.) for 8-10K?
Wash. state Desk Jet (1000+ posts) Sun Jun-28-09 04:17 PMResponse to Original message 1. It's all pretty straight forward, you will want the plugs and switch's done before you tape,mud and paint,or texture and paint. Applying texture is lass sanding on the tape mud and sanding issues. I don't know what the issues are with yer AC. If it were me I would do it all. This is to say most any remodeling contractor in your area would be interested. On the ten grand issue ,that will depend on the cost of the materials . Removing the garage doors and the openers is done in a day. You should be able to find A contractor with A helper to do that job within your budget. The contractor may know a AC guy or may not need one .Than there is permits if permits are required. Seems to me all you are doing is removing doors ,closing in openings and extending a opening to fit a door and adding flooring material. Adding a few plugs and switch's to a existing circuit . Requires a little calculation .That's also a good job fer a young buck just starting out.
Phentex (1000+ posts) Sun Jun-28-09 06:56 PMResponse to Reply #1 2. We went to Lowe's just to see the pricing.... We included their price for labor for the floor even though we could probably do that ourselves. We rounded up when possible and added tax and we're at about $3500 in materials. We did not add the shutters, trim, light fixtures or small concrete pad at the side door but we know we can do those things. Is it reasonable to add $4000 for labor?Permitting is $375, but you're right...it might only be necessary for the electrical.
Wash. state Desk Jet (1000+ posts) Sun Jun-28-09 10:13 PMResponse to Reply #2 3. I would think you are in the ball park on labor But everybody doesn't charge the same. Some contractors charge for each phase. example removing the garage doors closing in the openings ,framing ,osb or ply and siding. painting may be separate. Than the tape & mud sanding and painting. The flooring is a separate bid. basically contractors have pricing books that very from state to state on set costs. However some contractors will do a job such as what you want done on time and materials. I might go that route on that type of job. Time and materials is the hourly plus the materials. A contractor as a rule will know where to get the very best price on materials, that means those materials may not cost as much as you think. Although some contractors mark up materials. What you have to do is get four or five bids at least. and pick one that wants the job ,has the references ,and will work within yer budget. let the contractor tell what is what about the electrical end. As a contractor, that's my area not yers ! What if you knew how to add a plug? Would you get a permit fer adding a couple of plugs and switch's ? Just go down to home depot and pick up a how to book. Or maybe yer contractor will tell ,since you know that ,we can do anything ! You are not adding a kitchen or a bathroom in the garage, you are simply closing it in and using the space for something other than a parking garage. keep the doors and the openers in case you want to put it back when the kids grow up ! OK, so interview 4 or 5 contractors . Check references and pick one that wants it .Most of my clients use their instincts, and it serves them well.I can say that because they become customers fer life ! There's always something that needs to be done !And don't hang carrots! That's the oldest trick in the book, where ever that book is !So start by calling a contractor and have that contractor come over and bid the job. First ask if the contractor charges fer doing a bid. The bid should not cost you. Do not say how much you are looking to spend. Than post the estimated cost. If it is way high, don't worry about it. some contractors bid high . That's why you get several estimates.And talk to friends and neighbors ,and work associates, find out if they know anybody that does good work at fair prices. That's where I come from ! But I can't be everywhere ! But I know there is somebody in yer locality just like me ! I'm not out to make a kill'en ,just liv'en !I know I may have controdicted myself just a little, sometimes clients I have done work for in the past or new clients that old long time clients recommended me to will ask, can we do this for about ten thousand or there abouts ? But those people already know me or about me. If I say yes we can ,that means we can and the cost does not elevate.Not every contractor operates by the same principals.Come on back in with a estimated cost by a contractor and lets look it over.
Wow, there's alot of rich primitives over there. "Mud" is the stuff they put on sheetrock(drywall) to hide the seams and smooth it out. It really takes someone who knows what they are doing to get it right..
