Cost to build double garage

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7 years 4 months ago #529948 by johnbutlertrio
Has anyone had a double garage added onto their home recently (ie bespoke, built by a builder, not a kitset)?

We have a quote to build a generous double garage (~ 50 sqm) with internal access to our villa, weatherboard clad and lined with ply. The cost seems high for a garage - $100k excl GST (ie ~ $2000/m²). Does anyone have experience I can use to benchmark (all up cost, incl pad, roof and cladding etc)? We are supplying all the doors, windows and garage doors, so there's a few thousand that I should be able to take off a "typical" garage cost.

We've also been quoted $18k excl GST to extend the kitchen by about 3.5 m², piled not concrete pad - once again excluding all joinery (we are supplying window and French doors). Seems steep....

Appreciate anything you can share.

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7 years 4 months ago #529950 by Hawkspur
A typical garage is cheaper.
But, a typical, garage-company-built garage is minimally framed, with 35x90 framing spaced as far apart as possible, unlined, clad in sheets of pre-painted profiled steel and has every possible short-cut that will save time and money. The companies are expert at this, because they do so many that are practically identical, it is worth their while to find every way to save money.
With yours being attached to the house, this adds the complexity of an alteration and building junction, and the weatherboards are a lot more labour and material than banging up factory cut pre-sized sheets.
You cannot compare the cost of a typical garage, with a custom-built, solidly framed, attached, weatherboard-clad, ply-lined garage. You aren't comparing apples and pears, but whole, fresh apples and pear-peelings.

If I was building a garage of your specifications, I'd ensure the slab was damp-proofed and the walls and ceiling insulated to housing standard, because that is a minor additional cost relative to the rest of the job, and hard to retrofit, and will make the space a lot more usable and valuable.

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7 years 4 months ago #529951 by Rokker
Replied by Rokker on topic Cost to build double garage
Way too expensive. Should be half that or even less. A handy calculator is HERE . The internal access will obviously add to the cost, but subtract the cost of those materials you're supplying.

Do NOT cross this paddock! ... Unless you can do it in 9 seconds, 'cos the bull can do it in 10!

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7 years 4 months ago #529952 by johnbutlertrio
yes, that's the site I was looking at, that made me start to worry.... have you had something built recently, so corroborate the benchmarks on the tradebox site?

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7 years 4 months ago #529953 by Stikkibeek
The kitchen extension sounds a bit more realistic than the garage. General chatter about high prices for things is that there is so much work available, that those quoting deliberately lift the price, either hoping to find a mug, or, drive the enquirer away.

Did you know, that what you thought I said, was not what I meant :S

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7 years 4 months ago #529954 by Anakei
Replied by Anakei on topic Cost to build double garage

Rokker wrote: Way too expensive. Should be half that or even less. A handy calculator is HERE . The internal access will obviously add to the cost, but subtract the cost of those materials you're supplying.

,

Source: Rawlinsons New Zealand Construction Cost Handbook 2012
Note: Prices do not include GST
Are these costings out of date now?

Urban mini farmer and guerilla gardener

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7 years 4 months ago #529955 by stentor
Replied by stentor on topic Cost to build double garage
Always get three quotes as a minimum - so very few people do this and lots of tradies don't bother getting back to you as well but 3 quotes is the general rule

Also if you have internal access to your garage you can add the square metreage onto your house total footprint so it is a gain in value over and above a simple skyline type garage which is really just there to keep two cars out of the weather

Also look at the cost of rusticated weatherboards (if it's a villa then they are typical or bevelback if more modern) per lineal metre and do a quick calculation of what they cost to clad the walls with - a lot of cost there

Perhaps cladding a lesser seen wall in Compressed cement sheet and painted?
Perhaps getting a specialist concrete placing outfit to do just the floor slab?

100k sounds like they don't want the job but if the materials add up (and they can) then maybe going slightly down spec will help

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7 years 4 months ago #529957 by Rokker
Replied by Rokker on topic Cost to build double garage

Anakei wrote:

Rokker wrote: Way too expensive. Should be half that or even less. A handy calculator is HERE . The internal access will obviously add to the cost, but subtract the cost of those materials you're supplying.

,

Source: Rawlinsons New Zealand Construction Cost Handbook 2012
Note: Prices do not include GST
Are these costings out of date now?


Didn't notice that - just the 2016 website date at the bottom. But would material and labour prices have more than doubled in the last 5 years?

It gives and estimate for Concrete floor slab, timber frame, Gib board lined and automatic garage door opener, Cedar or pine weatherboards and Colorsteel roof, Timber-clad tilting door: $710-$810/m2

Yes, excluding GST - but so was Johnbutlertrio's quote.

Do NOT cross this paddock! ... Unless you can do it in 9 seconds, 'cos the bull can do it in 10!

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7 years 4 months ago #529960 by Hawkspur

Rokker wrote: ...Didn't notice that - just the 2016 website date at the bottom. But would material and labour prices have more than doubled in the last 5 years?


It has slowed a bit now, but QSs have been allowing a minimum of 15% per year for increasing costs since 2011 when calculating replacement costs.


I agree that you need to get more than one price. Let those pricing know you are getting more than one price, (but not who else is pricing), and let them know they are being seriously considered by also letting them know you are only getting about three prices. If they have a reasonable chance of getting the job, they are more likely to spend time on a careful, and therefore less cushioned, price.

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7 years 4 months ago #529962 by max2
Replied by max2 on topic Cost to build double garage
We are currently building an 8m x 10m garage that has an upstairs attic bedroom, ensuite and storage areas.

Yesterday I paid for the framing materials (not trusses). $20,000 odd. Flooring for the upper level will be approx. $9000 as the hyspan joists are incredibly expensive. Hubby said it would have been cheaper to have put it together in steel (using our trade account).

We have budgeted on $45,000 - $50k for our build, doing it ourselves although with a days labour from a builder friend for the attic dormer window trusses. I asked the OH yesterday how much did he think it would cost if we had a builder in. He said $90k - $100k.

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7 years 4 months ago #529963 by max2
Replied by max2 on topic Cost to build double garage
Oh and I have an email from carters advising of a timber price rise. They are blaming the demand from the China market, 2 - 4% increase.

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7 years 4 months ago #529976 by tonybaker
what about asking Skyline for a price? My double garage and attic is same as what you are building. It's just normal timber framing with 8x2 joists @ 450mmm centres with chipboard screwed and glued. There is one support column and a 300x200 beam across the underside. A long dormer at the back and dormer window at front. Nothing unusual really so I think your costs are excessive.

5 acres, Ferguson 35X and implements, Hanmay pto shredder, BMW Z3, Countax ride on mower, chooks, Dorper and Wiltshire sheep. Bosky wood burning central heating stove and radiators. Retro caravan. Growing our own food and preserving it. Small vineyard, crap wine. :)

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7 years 4 months ago #529978 by Aquila
Replied by Aquila on topic Cost to build double garage
Easy and cheap to get a garage building permit until you attach it to the house, Then the whole process gets difficult and expensive.

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7 years 4 months ago #529982 by johnbutlertrio
Do you mean the design spec goes up when it's attached to the house (hence construction cost will too)?

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7 years 4 months ago #529994 by tonybaker
my garage is attached to house, the only stipulation was thicker plasterboard on adjoining wall. Apart from that, garage was conventional build with normal concrete pad, plumbing for laundry, and no access from inside the house. You could look at putting polythene sheet in concrete floor in case you ever want to make an extra room out of the garage. An attached garage adds to the floor area as far as insurance is concerned, but not if it is apart from the house.
I would talk to council and see what they require, then get Skyline to build the concrete pad and walls, then a builder to add rafters and second storey.

5 acres, Ferguson 35X and implements, Hanmay pto shredder, BMW Z3, Countax ride on mower, chooks, Dorper and Wiltshire sheep. Bosky wood burning central heating stove and radiators. Retro caravan. Growing our own food and preserving it. Small vineyard, crap wine. :)

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