Garage w. Carriage Exorbitant Cost

8 years ago

We are closing on a house in the Columbus OH area and planning some major remodeling work. One item on the list is a two car garage with a living space above. Nothing fancy, just a bedroom with bathroom and sink/refrigerator. No need for a kitchen as it would be used for our parents when they visit.

Got a couple of quotes in the 120k neighborhood and we are freaking out. We are pretty handy so we will have the contractor doing framing and rough ins, but I don't see how this will significantly cut costs. When we looked online, the numbers were more on the 50k ballpark (unfinished).

Anyone with experience with these types of projects? Is the quote realistic? I am wondering if the quote is a bit on the high side since there is a lot of remodeling activity in town and contractors might be picky.
Any suggestions on where to cut cost? We know how to install drywall, run electricals, install finishes, flooring tiling, painting,...

Featured Answer

summersrhythm_z6a

8 years ago

You could get some quotes from Amish too. If you are going through all these trouble to build one, have a kitchen (not just a kitchenette ), you could rent it out as a 1 bed room/ studio apartment. 2 bedrooms apartment could be more rental income though.

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Comments (10)

Anna (6B/7A in MD)
8 years ago
Probably the plumbing is driving the cost in addition to the remodel happy neighborhood. You have to run water and sewage lines.

I don’t know how long such a space could be used for parents, what with them getting older. I’m assuming there would be stairs?
Stephanie
Original Author
8 years ago
Accessibility is not a concern in our case.
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Anna (6B/7A in MD)
8 years ago
We’re having a garage added and some other work done. It’s about 1/2 the estimate you received but we’re not doing anything with plumbing. How many folks have given you estimates? We had 3 out and they were all within 15-20k of each other.
User
8 years ago
Are you building the apartment over an existing garage or are you adding a garage with apartment? If the former, then the garage essentially needs rebuilding since there is limited support for a second level. If the latter, then you need ground preparation, sometimes soil testing (if laying a new structure). Water runoff from a new structure is also a consideration.
rainyseason
8 years ago
Louisville, KY, not too far from you:. We recently built a 30x36 garage with just storage upstairs, no apartment, and a sink but no other plumbing, it was about 50K. We briefly considered adding living space as you are, but the off the cuff quote was 100k. A neighbor went to the trouble to get a variance to build a 2 car with very small guest quarters above but gave up after an 85k quote. I'd guess 120k is a little high, but also think your original budget is too low. Can't hurt to get more quotes though.
Stephanie
Original Author
8 years ago
last modified: 8 years ago
Thank you! It is a completely new structure (probably 24x30) and the idea is to have a studio apartment with a kitchenette (no cooktop) . Heating and cooling with a minisplit.
User
8 years ago
120K for a 24x30 garage with living quarters above sounds more than reasonable to me.
PRO
User
8 years ago
Our garage/shop with no plumbing that we built a few years ago would now be 72K. And we did 85% of the work. It is heated and cooled, and well insulated, and has a pretty good electrical service for the machines.
Stephanie thanked User
PRO
Mark Bischak, Architect
8 years ago
last modified: 8 years ago
When inquiring about construction costs, seek advice locally. Information from other areas will be misleading.