Adding a Garage

[Pato]

A question for the experts:

What is a ballpark price for a 2-car, detached garage on a poured slab and basic electrical service?

Also, would anyone happen to have a Scope of Work for a garage that they would share? I can modify for my needs but am looking for something that covers all the bases.

Thanks,

Patrick

[Dan Auito]

A lot depends on the construction costs of your area Pato, exactly where are you located?

[Pato]

Dan,

I am located in Houston, TX. Should I just use an average per foot construction rate? Does anyone know one for Houston?

I do not currently need to build a garage but am looking for a house and many of the old ones near town did not come with garages. So, to be more flexible in my search, I thought I could look for acceptable houses and just factor the cost of a garage on top.

Thanks,

Patrick

[Dan Auito]

Pat, post up this question in the Texas specific topic area to get our Texas crew to chime in. Dealmaker (a member here) could most likely nail this one down for you.
Here's the link: http://www.magicbullets.com/forum/forumdisplay.php?f=85

[Aldo]

Just to put you in the ballpark, I'd guess that you are looking at about $6,000 for the slab and a 2-car garage. Power would add, maybe, another $500. If you add an approach or driveway, that would add to my guess.

[Debbie]

Here in Springfield, the cheapest would be $9,800.00.
That includes 2 car garage (on slab), garage door opener (no remote involved), one entrance door, couple of outlets, one lightswitch, one overhead plugin for garage door opener. No room for anything else. Not even a place to hang your shovel. You know, where you could, ahem, do with you know what with that shovel.

We didn't do the garage at one of our rentals. But, we did almost buy that wooden shed thingy that could've been used for garage.

[dealmaker]

I'm kind of embarrassed to be chiming in late on this, kind of hectic the past few days. Dan just nudged me again so here goes, BTW, like any other answer of mine this won't be short. As my wife says, "there's no such thing as a short story if Frank is telling it".

Not sure where you are in Houston, surrounding counties, or another incorporated city, but it could make a difference. Deed restrictions, setbacks, what kind of constuction. One thing for sure you don't want to add a garage unless it adds real value, unless it's your home.

Look at the neighborhood, is it in transition? And if so is it moving up or down. How many cars per household? Average age of cars, more or less than 7 years old? This will give you a basic answer on whether or not you SHOULD add it.

Go to a HOME CENTER, not HD or Lowes and see if they have the plans sets, I think I paid about $5 for one a few years back. Get the materials take off and have them price it. Sutherlands up where I am actually sells a couple of garage kits.

If local code allows, or if you're in the unincorporated, non-deed restricted area, you MIGHT be able to build a "pole barn" type construction. I did one once (actually using old drill pipe when they were just about giving it away), clamped on 2X4s to nail the siding to, didn't pave the floor and probably built the whole thing for about $500.

Look at the electrical service you have. I did a garage a few years ago and my wife pointed out that with a bigger garage we move the laundry out of the kithcen which we were going to rehab anyway. We had to upgrade the electrical service, it was an old FPE box, so that added another $600 or so. BUT, the house moved up a notch or two in the socio-economic class with the laundry out of the kitchen and the new cabinets and counters. Wow, a little off topic there!

It shouldn't cost anywhere near the cost/foot of a house, no carpet, cabinets, not as much electrical and little or no plumbing. Just take a hard look and see if you can accomplish more than just a place to park the cars, if the tenants will even park the cars inside.

dealmaker

[Pato]

Thanks everyone for the quick and helpful answers. The garage would be on a house for me not an investment property. I am looking inside the loop, specifically in the Heights. These properties are seeing amazing restoration and growth levels and I have always liked living near the action and going opposite traffic for work. They are older houses though and many do not have garages or have since been converted to additional living space if they originally had one.

Again, thanks for the replies. Frank, I welcome as many words as you have to give. It is never too much. I will followup on your suggestion to check for plans, etc as a home center.

PAtrick