Home builders/contractors, chime in please: guest house construction cost

MotoSook · 10:30 AM

OK guys. I coming to y'all for a reality check. I'm looking to build a guest house on my property in which my elderly parents will live. This is the most basic design I've come up with that should provide them a nice place to live.

It's going to have a walk-out basement as a foundation (26x36) which will house a garage and ultility rooms, etc. a 2-car wide garage door, no windows, basic.

What's the foundation, framing, sheating, siding (think cheap cedar panels), interial walls and ceiling drywalled, pumbing, electrical going to cost me? I realize cost per SF will vary depending where in the country (we are in the midwest). I plan to do the floor my self, and add kitchen cabinets, etc myself.

So what I'm I looking at for cost?

MotoSook · 03-04-2012, 10:29 AM

one more view:

Hugo930 · 03-04-2012, 10:31 AM

I'll give you the simple solution. If you want a more complicated solution, pay me first.

Couldn't help myself.

Hugo930 · 03-04-2012, 10:31 AM

Do you have elevations?

intakexhaust · intakexhaust's Garage

I suggest to get your hands on a piece of free contractors software from Home Depot. It might not be available from them anymore but an amazing data cruncher that actually is the exact versiion sold by National Estimator. HD just incorporates their material and product offerings but you might not even bother with.

For example, I see your from the midwest and in the software, you enter the zone (or perhaps zip) and it will give you labor rates (incl. their skill level!) and time. Of course all the details from layout of the footing, excavation on up has to be entered. You can factor the season of year building (more difficult in winter vs. summer, etc.). Thats just for starts and is very comprehensive. I wouldn't do you an estimate for free as lots of hours are involved. Many other factors of just simple Q's such as will one have a problem getting an excavator in the job site and working around trees, etc... Others just go the simple stupid route and take the total square footage for an average residential home in that region and go from there.

I've used it for years but whatever estimate you come up with, add 20%.

MotoSook · 12:46 PM

Here is a view with the basement and garage door. I'm just looking for a +/-$10,000 estimate. A pricey builder already gave me a ball park but I wanted some other opinions.

Hugo930 · 03-04-2012, 10:55 AM

Just a quick suggestion since i'm running out of the door. switch the bathroom around so that you can access from the bedroom and the living area. Simple solution...will look at it in more detail later.

MotoSook · 03-04-2012, 11:09 AM

Gotta think how you mean about the bathroom, Hugo..but here's a more detailed plan view.

MotoSook · 12:46 PM

I do plan to take the drawing to local HD and Menards for material estimate. I had a 20x24 shop built a few years ago it cost me about $13,000 (w/o electrical or foundation). I sub'd the foundation out and I did my own electrical. Total was about 20,000. So I figured this house is about 2X the size, so it's could't be very far from 3X the cost....I'm hoping.

Thanks for the input guys....keep them coming!

intakexhaust · intakexhaust's Garage

As mentioned, I'm not sure if HD still offers this free software. Inside the estimator they integrated product SKU and description, pricing. Possibly they dropped it because product SKU is easier to use online but the main thing is getting the program. Its idendical to National Estimator.

This might not be the exact version from HD as you need to ask for the Construction specific version Home Depot - Do-It-Yourself Project Estimator Software customer reviews - product reviews - read top consumer ratings

The reviews about it are not accurate. The software works perfect with Wndows7 but Vista might need a select to use as XP, etc. Aside the technical points, you can further modify any parameter you wish, such as current local labor rates and cost of materials, so in essence, its never really 'outdated'.

Here's the same version for a price and yet was free from Home Depot
2012 National Construction Estimator [Book with CD-ROM & Download] - $72.50 : Craftsman Book Company Construction Estimating Books and Software, Craftsman's online construction bookstore has over 150 books and programs for professional contractors, p

GWN7 · 01:31 PM

Menards has a plan like you are looking at in their "plans" book. I think it was $26K

Was I ever off.... 26'W X 28'L was $12,879

GWN7 · 03-04-2012, 01:34 PM

Zeke · 03-04-2012, 01:40 PM

I think you can save some money and wear and tear on your parents staying single story. If this is an excuse to get a 26 x 36 shop then I understand. Is there much grading or excavation needed?

I've heard as low as $60 sq ft which puts you over 50K for the single story part. Excavation, concrete and block could cost you in the neighborhood of 20K. And if it is a shop, you won't want the usual lally columns under the span. So figure on some engineered joists 26' long.

homer944 · 03-04-2012, 02:40 PM

Swap the wall the shower/sink/toilet are on so that they share the same wall as the kitchen. Saves you on the plumbing costs.

MotoSook · 03-04-2012, 02:49 PM

Quote:

Menards has a plan like you are looking at in their "plans" book. I think it was $26K

I was just in there to drop off my plan for their estimator. While there I saw a plan on their design computer for 720sf ranch. Carpentry and material was about $14,000, right plumbing and electrical about $5000. That's kinda what I extpected.

Milt, this is a single story. It's a walkout on my hill. The basement walkout garage is just for parking while they are still about to drive and climb the stairs from the basement. When they get to the point they can't climb the stairs or drive, they'll just use the front door to go to/from my house about 300 feet away. I don't need a shop. One of the local builder told me there won't be much price difference between a basement or slab or crawl space. The local code requires a poured floor under a crawl space anyhow they said.

I have a guy coming over tonight who preciously said he'd charge $5/sf for framing labor. If I can get the place weather tight, I'll do a lot of the work myself.

I'm going to call a concrete place that was advertising basement on Craigslist (yeah I know, but they are probably looking to keep busy with the current market), but I'm guessing $15K.

MotoSook · 03-04-2012, 02:55 PM

Quote:

Originally Posted by homer944

Swap the wall the shower/sink/toilet are on so that they share the same wall as the kitchen. Saves you on the plumbing costs.

I actually had that layout orignally, but that made it tough to have the entry way closet.

I'm going to be playing with it some more to see of I can't economize it more. Maybe reduce the wide by 8' or so. It's got to be 26' deep to accomodate the garage.

Thanks for all the comments guys! I've been turning the gears on this for sometime now. My parents are not going anywhere soon, but the sooner I get them into this place the sooner their quality of life will be. They'll be able to spend all their free time with the grands kids if they wan't. They both love to garden and and dad loves to fish, both of which is easily available on our property. I figure it's the least I can do for them after all they've done to get me to where I am today.

homer944 · 03-04-2012, 02:59 PM

When you start pricing things out, get bids on having the floor above the garage spray foamed instead of fiberglass insulation. Costs more, but it does much better insulating a floor over an open space. That should allow you to keep the ceiling open in the garage space and not need to drywall it.

SeanPizzle · 03-04-2012, 03:05 PM

I have had plans for something similiar for 25x36 garage/shop with apartment upstairs. I would have to go into a hillside and end up with about a 10" wall foundation on the backwall, so my foundation is a bit more involved. I figure about $70-80K all-in, including downstairs bath in the shop. I am in Nor Cal.

HardDrive · 03-04-2012, 03:06 PM

If I were going to try and build that in Seattle, I would expect to pay $80-100k. No joke.

Hugo930 · 03-04-2012, 03:12 PM

You'll have to access to bathroom from bed but lose wall in bedroom. you can also make entry closet smaller and extent bathroom/access it from bedroom in that area. Last, you can flip the WD room to enter from living room...

My plan has too many compromises...