Garage Builders Near Me – Cost & Services

If you are looking for a good garage building contractor, our Garage Builders Near Me guide includes costs, services and up to 4 free quotes.

Garages are increasingly becoming a useful and helpful element for a living. According to a Wall Street Journal Survey, 74% of homeowners believe that all homes should have a garage not only for parking but storage as well.

Constructing a garage comes with a couple of benefits:

Protects your vehicle investment

A vehicle is one of the largest investment you will probably make after your house investment. A car costs an average $35,000 and it’s probably unwise to leave your car at the mercy of thieves and subject it to the forces of nature. There are about 699,594 auto thefts every year, and you might want to protect your vehicle from being a statistic. Also, despite the extensive alarm systems, parking your automobile outside is an open invitation to a resourceful thief.

Despite the top-notch engineering in most modern vehicles, they still do have a shelf life, and nature only works to reduce this. Rain will speed up the rusting process, while the hot temperatures make it quite discomforting to enter a vehicle parked in the sun. Also, the high temperatures will damage engine hoses and make seals dry out faster. Finally, you might want to consider hail which can lead to significant vehicle damage.

Time and distance

This might come as a surprise to most vehicle owners, but vehicles are used 5% of the time. They are parked the rest of the time. It’s therefore wise to keep these cars indoors, reducing the effect of climate elements. Also, it might seem convenient to leave your automobile on the driveway, but this comes with a couple of drawbacks. First, it lacks the safety associated with parking a vehicle indoors. With a garage, you can use the garage interior access door to get into your house. It, therefore, deters burglars and car thieves. Finally, a parking is more convenient to use, as it will protect you from the weather elements. You don’t have to concern yourself with the rain or high temperatures. You will be safe from these with a garage.

Improves curb appeal

The last benefit you might want to consider with garages is the curb appeal. Some people view vehicles on the driveway as clutter thus reducing the aesthetics. Also, the vehicle/s will take up too much space that could be put to better use such a playground for your kids.

When it comes to constructing a carport, and much like any other large-scale project, there are a couple of factors that influence the price of construction.

For a garage they are:

Size

Unfortunately, no garage menu sets the prices of small, medium or large garages. Heck, the dimensions themselves don’t exist when it comes to erecting a carport. However, akin to other building projects, the scale will determine the total cost you incur. More extensive projects need more materials, and labor which will increase the fee. Nonetheless, they have a lower price per square foot compared to smaller plans because of the economies of scale, and they are easier to work on.

The size of your garage will depend on the number of vehicles you have and if you want storage space which will require you to add four extra feet.

Garage doors and windows

The number of windows and doors, level of customization, and quality of these items will go a long way in determining the total price you pay for your garage.

Siding and roofing

Though a garage is more for functionality over the appeal, you might have to spend more to maintain the aesthetics. Different exteriors and roofing materials have their different prices which will factor in the total cost. However, the choice will always be between functionality and aesthetics.

Standard cost factors

In conclusion, there are the standard cost factors that will influence the amount you pay for a project. Similar to other construction jobs, considerations such as distance to the job site, local labor rates, and disposal of debris will factor in the total price. The further away you are from suppliers and contractors, the more you will have to incur on a carport project. Also, you will have to fork out more money if you want your construction company to handle the debris.

General Services Offered by Garage Contractors

When it comes to construction of garages, any reliable developer will offer a couple of services. First, there are the various types of structures available, and some don’t require building.

Metal garages – Made of superior material, metal garages offer more protection and are more durable. Moreover, they are easy to put up as most of the components are constructed in factories and assembled on site.

Wooden garages – These are more expensive compared to metal and pre-fab garages but with have are more appealing owing to the customization options they offer.

Pre-fab garages – Finally we have the pre-fab option or portable garages. These are for homeowners on a tight budget. They are built off-site and only delivered to the site. All the homeowner has to do is handle the site preparation.

Other than the different types of garages, any proficient developer will provide you with varying designs of carport to choose.

The five most common garages are:

Attached – These are an extension to your home. They are good as they protect you from erratic weather owing to the entryway into your home.
Detached – These are more of stand-alone structures that are only suitable for warm regions. They are more expensive to erect, unlike attached garages.
Carport – These are structures designed only to protect your vehicle from the elements. They have two walls making them less secure.
Garage workshop – These are for storage, maintenance, and repairs. They can be connected to the homes of technicians well versed in these areas. They are also bigger for more space.
RV garage – Finally, we have the RV carports. They are designed to store recreational vehicles and boats. They, therefore, have to be long, tall, and broad given the nature of these cars.

Garage Construction Costs

Adding a carport to your home is an extensive job, and also a bit pricey. Most homeowners report spending around $25,700 for an average garage that can accommodate two vehicles, some storage space, and a work area. However, considering the various factors to consider during construction, the amount you pay will probably be between $16,800 and $37,000.

Attached vs. Detached

When erecting a garage, it often boils down to connected to detached. Each has its own merits and demerits, but attached garages are better cost-wise given that an attached garage utilizes the structure for one of its walls. Moreover, the driveway is already in place. On the other hand, you will have to build from scratch if you decide to construct a detached garage. Per square foot, expect to pay between $35 and $60. However, the rule of thumb is always to budget $55 per square foot.

Attached Carport

An attached garage is easier and less expensive to construct of the two seeing as it’s better to erect three walls against building the whole structure. The reason you should choose an attached garage is that it has an entryway into your home protecting you from the weather elements.

As for construction costs, the size will be a critical determining factor. A small garage that can accommodate one vehicle will cost you between $7,500 and $10,000. However, expect to pay between $20,000 and $27,000, for an attached garage that can hold two vehicles. The fee per square foot is higher with small garages as they will set you back $53 per square foot, unlike the two car garage that costs between $35 and $45 for every square foot.

As for labor, you will have to engage the services of several carpenters who will set you back $70 an hour, electricians for $65 to $80 an hour and painters for between $20 and $35 an hour. Contracting all these technicians can be a headache, and you should consider hiring a general contractor who sub-contracts to various experts.

Detached Garage

A detached garage will be more expensive to construct as you are building from scratch. You are forced to erect four walls unlike the three with an attached garage, and you have to make the driveway as well. These differences increase the total investment cost. However, it has its benefits seeing as you reduce the risk of carbon monoxide getting into your house. Also, you can make it a secondary living space by adding a loft above it. By and large, despite the high initial investment, a detached garage has more long-term benefits and a better ROI.

For a single car garage, you will pay between $9,000 and $12,000. This amount can increase to about $15,000 with plumbing, electricals and HVAC installation. Also, if you are looking to add a second living space, expect to pay between $17,500 and $21,000. You will incur between $28,000 and $35,000 for a detached unit that can accommodate two vehicles, features a loft above the garage, and has HVAC capabilities. The per square foot cost for the two-car garage will be lower at $40 unlike that for the one-car structure which is $50.

Again you will need professional contractors since erecting a garage is rarely a DIY project. The rates are in line with those of building an attached unit just that you will have to engage them for more hours. You will also have to construct a driveway which will set you back about $7,400. Nonetheless, the price can range between $2,300 and $10,400 depending on the size and quality.

Carport

A carport is only designed to protect your vehicle from weather elements, and it does not do much to protect your vehicle investment from a resourceful thief. Nevertheless, you can construct it with storage space and some workspace.

Though most homeowners consider carports to be cheaper than conventional garages, they are quite close in cost. A carport that can house two vehicles will set you back between $2600 and $6000. Again, the size and materials will influence the amount you pay.

Foundation

Akin to other construction guides, it’s always best to work from the ground up when estimating the construction cost. The price you pay for the foundation will depend on the size, and the climate in your region. Homeowners in warm areas can get away with slabs poured right on grade. However, people living in areas where frost permeates will have to invest more in a constructing a quality foundation. You will have to build a foundation with a footer beneath the frost line. Later, you can pour the concrete between the walls. The size will also factor in the final cost with massive foundations costing more. However, the price per square foot is less on more extensive projects. For quality groundwork, expect to pay between $2.50 and $4.50 per square foot. A cubic yard of footings and slab will set you back $75, and therefore the $1500 for a 20 cubic yards foundation.

Construction Materials

The materials you use to construct your garage will have a massive impact on the building costs. Often, it boils down to functionality or appeal. Increasing your garage aesthetics, i.e., designer garage doors, stylish finishing, better roofing, higher-end flooring, etc. will increase the amount you incur to build the garage.

1. Walls and Sidings

When choosing wall materials, again pay close attention to your climatic conditions. You want to make sure your vehicles are safe from the severe weather roll. You have a few options though:

Drywall – Drywall is the most common option available. They will probably be installed and need to meet some requirement, e.g., fire code requirements. Expect to pay $1.50 per square foot to install drywall.
Wood Sheathing – Wood sheathing is the best material for cold regions. It’s also simple to put in, and economic. It will set you back around $3 per square foot to set up.
Metal Panels – The least you can pay for this is $2 per square foot for a primary ribbed panel. However, you might have to spend as much as $6 for designer panels. Metal panels are suitable for high-end garages owing to the level of security they provide.
Cement Board – Cement board walls will set you back between $3 and $4 for every square foot. These are an option to consider as they are easy to maintain, have high durability, and are available with 50-year warranties.
Plastic Walls – The last option to consider is plastic walls. They are low maintenance, excellent against mildew and pests. They are a bit expensive as they will set you back between $3 and $6 per square foot.

Other than walling, siding too will influence the amount you will pay. For a homeowner on a tight budget, you have the option of Tyvek home wrap though it lacks the appeal. Other options include:

Vinyl siding – Vinyl siding is an option to consider if you are looking for materials with a long-life, easy to install, and relatively inexpensive. You can expect to pay between $2 and $3 per square foot of vinyl siding. Cedar – If you favor aesthetics over functionality, then you should consider installing cedar siding. Other than the visual appeal, they have insulating properties and are environmentally sustainable. However, this siding has a shortcoming in that it’s quite expensive at $4 to $6 per square foot.
Aluminum – The last material to consider for siding is aluminum. You can expect a price of between $3 and $5 owing to its durability and strength. They are also seamless and can be painted.

2. Roofing and Ceiling

Other than the walls, you also ought to make sure that the ceiling is of the right material to handle the erratic weather. For a 250 square foot ceiling expect to pay between $480 and $620. The cost per square foot is between $1.94 and $2.47 which reduces with larger projects.

There are several materials you can consider for the ceiling. Drywall is the most common material seeing as it’s inexpensive and easy to use. You can also use gypsum which is less expensive than drywall but isn’t good with moisture. Another option to consider s cork ceilings which are eco-friendly and have the visual appeal. Finally, you can use plastic tiles ceiling which is cost efficient and fire retardant.

If you are looking to use the garage as a second living space, you will have to add some insulation. You can choose between batt, spray foam, and blown-in for insulation materials. By and large, it will cost you $600 to insulate the ceiling, $600 for the door and $400 to insulate the walls.

About roofing, calculating the cost can be a bit confusing as it’s measured in squares. A square is an area 10’ by 10’ and so going by the average size of garages, 24’X24’; you will have 5.76 squares. Shingles are the inexpensive option for roofing and will cost you around $130 per square. You can also put on a metal roof thanks to its durability and long-life, but this will set you back $300 to $1000 for every square.

3. Garage Windows and Doors

If you are looking to put some workspace in your garage, you might want to consider putting in some windows for light and some breeze. Though a nice addition, they will increase your price. The good thing though is that they are more functional than stylish and you don’t have to concern yourself with getting high-end windows. The windows should be weatherproofed to help avoid the effect of unpredictable weather. Also, you should caulk to prevent moisture and pests from getting in. All in all, one window will cost you between $100 and $300. Nevertheless, note that windows are a weak point and make it easy to access your garage. Therefore, for the sake of security, you might want to install skylights which will set you back an extra $125 in time and materials for each cut-out.

As for the doors, they should be strong enough to protect your vehicle investment and matches your garage. Nonetheless, you can always paint over on the occasion that it doesn’t match. You can choose from several materials. First, there is steel which is the most common since it’s durable, pocket-friendly and doesn’t require a lot of care. You can also use aluminum doors though they dent easily. However, they are less expensive compared to steel. The last option is composite wood from recycled wood. It can be as strong as steel and doesn’t rot. Other than the materials, the customization, as well as the number of doors you install, will affect the price. Typically, a door will cost between $500 and $900. You will also have to hire a company that specializes in overhead doors. Add an extra 6-hours of labor at $90 per hour, and double the cost if you have a 2-car garage. Therefore, expect to pay between $1040 and $3000 for the doors.

4. Other Considerations

Electrical wiring and external lighting – For detached garages, you will need to install a 100-amp breaker and an independent panel. This will require engaging the services of an electrician which will set you back between $65 and $85 an hour.
Resale Value – Garages don’t add to your property resale value. Matter of fact, you will only get 80% return on your garage investment. You should consider this and factor in how long you intend to stay at your current home. Say you build a garage worth $50,000, and only plan to stay at your current residence for four years. It means you will be incurring a cost of $2,500 every year. This is a cost you ought to take into account. However, if you live in your current residence for several years, this fee will be almost negligible.

Most areas will require you to pull permits to construct a garage. Consult a building inspector to avoid any mishaps later on.
Finally, you might want to purchase a design before you begin work on your garage.

DIY Garage Construction vs. Hiring a Pro

You may take pride in doing things your way, and on your schedule and DIY garage construction is one way you can do this. Building your carport is a way to let loose your creative side and save some money while at it. Though garages aren’t typically DIY projects, with a bit of skill, you can save around 25% on the construction. Most homeowners report spending between $4,000 and $12,000 when they DIY their garages. However, erecting a garage takes skills, patience, and access to a ton of unique abilities. On the other hand, a professional will save you the hassle and will bring in a wealth of experience. The idea that anyone can do it is wishful thinking.

Save Money

The first premise of any DIY project is the amount of money you will save. Most persons anticipate that you will keep around 25% when you DIY assuming that this is the contractors overhead and profit. However, this is a bit far-fetched as it’s subject to the expertise. If done right, DIY your garage will save you between 15% and 20%. This is subject to your professionalism, how well you can negotiate for better material prices, and how well you can avoid those extra costs.

DIY – With the right skills, and if you are lucky enough to steer of costly mistakes, you can save between 15% and 20%. For a $50,000 garage, this means you can save around $10,000 which is a considerable amount.

Pro – A pro, on the other hand, can double your garage investment. However, they are better suited as they can purchase supplies at a lower cost and can bargain with sub-contractors for lower prices. Bottom-line, they can get quality items and services at lower rates than you can.

Skills

If you are a hands-on person, you might love the challenge that constructing your garage poses. Nonetheless, it’s still wise to hire an expert over doing it yourself. A garage has its own set of unique challenges, from electricals to plumbing, to installing garage doors, insulation, etc. Odds are you are ill-equipped to handle most of these tasks. It’s therefore wise to engage the services of a GC who can sub-contract jobs that require specialized skills.

DIY – The likelihood of you making costly mistakes, is quite high.

Pro – As highlighted earlier, the argument that anyone can do it is a bit far-fetched. Experts bring a wealth of experience to the project. You are assured of efficiency and higher quality work.
Time

DIYing gives you more control over your project. You can do things on your schedule unlike with hiring a pro. However, a proficient contractor will complete the job in record time. Therefore, when deciding between DIY or hiring a pro, consider if you are interested in flexibility or speed.

How to Get a Good Garage Contractor

Getting a proficient contractor to work on your garage is the first step to getting a reliable contractor. You are looking for a builder who specializes in what you want, is proficient, and one you can work with.

Get Recommendations

Getting recommendations goes hand in hand with researching. Start with family and friends who have constructed a garage. Also, you can check with your local building inspector for companies that meet the code requirements. Finally, you can consult your local timber yard for information on institutions that purchase quality products and always pay their bills.

Other than local sources, you can check with the national association of homebuilders or the Better Business Bureau for good contractors. Here, you can review a company’s history and see how they have treated previous clients. Of these online reviews, center on the negative reviews as they might point out some red flags.

Set a Budget and Stick to It

This does not seem to help with getting a proficient contractor, but setting a budget and sticking to it ensures you get a builder suitable for you, and one who can work within your budget.

What Do You Want?

The general idea here is to ensure you have a list of essentials before you get your first estimate. Will your garage be attached or detached? Do you want extra room for storage or a workshop? Do you want plumbing or a floor drain? Answering these questions warrants that you don’t lose sight of the essentials along the way.

Decide Who Will Design your Garage.

The rule is never to get the same contractor to design and build your garage to avoid conflict of interest. You can employ a separate architect or designer to plan your garage or purchase a prefabricated structure for your builder to assemble. If an architect or designer has any ties to a garage construction company, s/he should make it clear to you before work begins.

Boards

Boards should be the first sign that you are dealing with a proficient contractor. Any builder courageous enough to erect his/her signboard at a site shows they have enough confidence in what they are doing. You can visit the location as well to get a feel of the contractor’s work.

Get Estimates

For any construction job, you should get at least three estimates which will provide you with a comprehensive field to choose from. Given the complexity involved with setting up a garage, the bids should be in-person and not over the phone. Warrant that the companies are all bidding on the same job but expect the prices to differ as each firm operates with different overheads.

How to Avoid Garage Construction Scams

Always be Suspicious

If you ever have a bad feeling about a contractor, listen to it. Be wary of any contractor who tries to rush you into signing a contract or making payment. Often, they will use today-only discounts to sway you into signing a garage construction contract that will hurt your finances. Also, avoid too-good to be true offers. Another thing to be watchful of is a contractor who purports to be supported by a government institution. No government institutions endorse individual contractors.

Payments

Another way to avoid losing your money is to put a suitable payment structure. First, you should never make payments up-front. Most “fly by night” contractors might just take the money and skip town. Also, don’t make lump sum payments when the job is progressing as the developer might as well disappear and leave the project unfinished. Therefore, agree on a payment schedule with the contractor, and only make the final payment after you have inspected your new garage and are happy with the work done. Finally, don’t make any cash payments and any proficient contractor will tell you this. All payments should be through the bank and money should only be paid to a company. Making payments through banking institutions leaves a paper trail that shows proof of payment.

A common scam you might come across while constructing your garage is payment falsification. Contractors might falsify the charges so that you pay more. You can counter this by:

• Requesting a company to include the receipts for items you are billed, and avoid making inflated material payments
• Requesting that all payment applications be matched to work done, and ensure you negotiate the contracts within a defined scope of work. This warrants that payment applications are received as expected, and you are not paying for any made-up work.
• Finally, you might want to request receipts from sub-contractors as well to avoid paying improper wages and rates. Often, seeing as most people don’t understand how the construction industry works end up paying journeyman rate for work that an apprentice did.

On-Site Material Inspection

Finally, ensure you inspect all materials you are billed for to avoid to avoid theft, diversion, and removal scams. Contractors will charge you for class A materials, but end up purchasing class D materials. You, therefore, end up with a lousy garage despite paying premium dollar for it. Also, ensure all the equipment you have paid for is on site. Most contractors will have you buy a piece of equipment only for them to use it at another construction site.

10 Questions to Ask a Garage Contractor

1. Who will be here every day?

The general idea here is to know who is in charge and who ask questions. Establishing the lead person ensures that construction of your garage flows smoothly. Different companies use different systems, but the odds are high that you might encounter the lead carpenter system.

2. What part of my project concerns you?

No job is ever inch-perfect, and garage construction is no exception. There will be an area that necessitates a change order, and any proficient contractor should raise this issue at the very beginning. The idea here is to take care of any areas that might cause trouble during construction. It also gives you room to prepare.

3. What do you sub-contract?

Completing a garage requires several specialized skills. Your general contractor will have to sub-contract other developers to handle jobs such as plumbing, electricals, and installation of doors. Knowing precisely what s/he will sub-contract gives you a feel of the kind of a person you are dealing with.

4. What’s our schedule?

The general idea is to know which dates and when the workers will be on site. It is more than a start and end date and outlines when which job is supposed to be done when? Don’t start without a schedule, as you are only inviting chaos.

5. Will I be able to identify your employees?

A chief concern for most homeowners is people trespassing on their property. All garage construction employees should be uniformed to ease identification.

6. What documentation do I receive upon completion?

The idea here is to ensure you end the project with all the information you need. In most cases, there will be call out end-of-project paperwork, i.e., lien releases, marked-up plans, inspection reports, etc. However, a proficient contractor will provide additional information such as sub-contractors and their contact info, photos of before and after insulation, etc.

7. When do I need to be available?

Despite scheduling regular meetings with your general contractor, there are several days you should avail yourself to ensure the work is perfect. One such day is the electrical walk-through to certify that you, your GC, and electrician are okay with where the electrical boxes are set in your garage.

8. How long have you been in this business?

This question is designed to ensure you hire a company with a wealth of experience. We advise you hire a company with several years under its belt as they have streamlined their services and will probably construct a better garage.

9. What permits should I get?

A proficient contractor should not only provide the information but get the permits for the client as well.

10. How will you dispose of the trash?

Finally, establish how your contractor is going to clean up after completing your garage. First, he should identify that this is his responsibility, and dispose of the waste appropriately.

Well, we have come to the end of the garage builders cost guide. Thanks for coming this far and hope this piece was helpful. Let us know what you think by leaving a comment below. Otherwise, share, for sharing is caring.

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