Go Back   DIY Chatroom Home Improvement Forum > Home Improvement > Building & Construction

CLICK HERE AND JOIN OUR COMMUNITY TODAY...IT'S FREE!

Reply
 
Thread Tools Search this Thread Display Modes
Old 06-03-2009, 06:58 PM   #16
Newbie
 
Join Date: Jun 2009
Posts: 16
Share |
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


The total quote is now $2000.

I just met with the builder. They are charging me $10-$15 extra per board for the 2x10s which came to about $450 for the entire room. The additional $1500 was for labor and some heavy duty beams they had to put in. The room is very long (24x13), they said it required strong beams if I wanted to finish the room in the future.

Unfortunately it was raining and I wasn't able to take notes so I don't have detailed info. That will come in a few days.

I don't know much about building so I need to research if that room needs the addition of "heavy duty" beams. These builders have a great reputation so I'm sure everything is good.

I have to make the decision if I want to pay an extra $2k....


Last edited by rockne; 06-03-2009 at 08:17 PM.
rockne is offline   Reply With Quote
Old 06-03-2009, 07:40 PM   #17
Member
 
Join Date: Mar 2007
Location: Long Island, NY
Posts: 9,519
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


The price point for the change would be a counterpoint to that observation.
Ron
Ron6519 is offline   Reply With Quote
Old 06-03-2009, 09:17 PM   #18
Member
 
Join Date: Jan 2009
Location: South of Boston, MA
Posts: 17,248
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


24' x 13' isn't that big, you can span 13' easily
My garage is 24'x36' with same size great room over it
Then a walk up attic
I have 4 sets of beams in the garage
The main set is a triple 16" LVL spanning 24'

Strong beams are not needed on a 13' span
The 2x10's are needed
Something is wrong - maybe

This is what happens once you sign on the dotted line
Prices go up after that
Scuba_Dave is offline   Reply With Quote
Old 06-03-2009, 09:50 PM   #19
Newbie
 
Join Date: Jun 2009
Posts: 16
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Quote:
Originally Posted by Scuba_Dave View Post
24' x 13' isn't that big, you can span 13' easily
My garage is 24'x36' with same size great room over it
Then a walk up attic
I have 4 sets of beams in the garage
The main set is a triple 16" LVL spanning 24'

Strong beams are not needed on a 13' span
The 2x10's are needed
Something is wrong - maybe

This is what happens once you sign on the dotted line
Prices go up after that
Hmmm, I wonder why he made it seem like I needed stronger beams, your bonus room is much bigger.

Yeah, but we have 4 more days to get out of the contract and still get our deposit back. I would hope he's not trying to inflate the charges, but who knows...

I just wish I knew more about construction. I've been learning as much as I cant he last few days.

Is code different is certain states regarding this? I'm in Georgia. He really made it seem we needed the additional support, like it wasn't even an option.

Last edited by rockne; 06-03-2009 at 09:52 PM.
rockne is offline   Reply With Quote
Old 06-04-2009, 04:04 PM   #20
Newbie
 
Join Date: Jun 2009
Posts: 16
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


I spoke to the builder earlier. He said he was charging me $400 for the difference in getting the 2x10s, then the additional cost was for 5.5"x18" laminated beams, and then some kind of connectors that were $37 a piece.

The total is $2k extra.
rockne is offline   Reply With Quote
Old 06-04-2009, 04:34 PM   #21
Licensed P.E./Home Insp
 
Aggie67's Avatar
 
Join Date: Dec 2008
Location: New Jersey
Posts: 587
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


From where I sit, I expect the adder for going from 2x6 to 2x10 on 315 sf would be about $150 in material and maybe 4 hours in labor (I was generous). That's without markup for overhead and profit. If it were my crew, that would cost you $402.50 extra.

For the beam, it's anywhere from $20-$25 per LF to buy it, not including shipping. If it has to get cut and fiddled with, it's a little more labor but not much. I have no plans in front of me, but assume it comes as a 14'6 beam. My material cost would be $559.08 with hardware and local tax, plus 4 man hours to fiddle with the end connectors and hardware and install, assuming there's a lift or a crane on site to set it. It costs me about $340 in delivery for those things, so I'd charge you $1263.85 for that beam. Subtract from that the cost of the beam that was supposed to go in there. Was that just 3 rows of 2by material? Is he seating the joists on the beam or hanging? I'd need more info. Is he paying an engineer to seal the changes to the original drawing?

I think the joist adder is fair ($400). Not sure on the beam. Not really enough info. It could be legit for the difference, plus an engineer, plus a subfloor, and maybe some beefier end supports.
Aggie67 is offline   Reply With Quote
Old 06-04-2009, 05:02 PM   #22
Newbie
 
Join Date: Jun 2009
Posts: 16
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Quote:
Originally Posted by Aggie67 View Post
From where I sit, I expect the adder for going from 2x6 to 2x10 on 315 sf would be about $150 in material and maybe 4 hours in labor (I was generous). That's without markup for overhead and profit. If it were my crew, that would cost you $402.50 extra.

For the beam, it's anywhere from $20-$25 per LF to buy it, not including shipping. If it has to get cut and fiddled with, it's a little more labor but not much. I have no plans in front of me, but assume it comes as a 14'6 beam. My material cost would be $559.08 with hardware and local tax, plus 4 man hours to fiddle with the end connectors and hardware and install, assuming there's a lift or a crane on site to set it. It costs me about $340 in delivery for those things, so I'd charge you $1263.85 for that beam. Subtract from that the cost of the beam that was supposed to go in there. Was that just 3 rows of 2by material? Is he seating the joists on the beam or hanging? I'd need more info. Is he paying an engineer to seal the changes to the original drawing?

I think the joist adder is fair ($400). Not sure on the beam. Not really enough info. It could be legit for the difference, plus an engineer, plus a subfloor, and maybe some beefier end supports.
Thanks for the detailed info... I'll see if I can get more info and let you know.

I do know he's not paying an engineer. This is a house plan he's built many times, it's a subdivision full of craftsman style houses, they only give you 6 plans to choose from. I believe he said he was hanging them.

Is it common to use those laminated beams for a room (24x13) above the garage?
rockne is offline   Reply With Quote
Old 06-04-2009, 07:04 PM   #23
Member
 
Join Date: Jan 2009
Location: South of Boston, MA
Posts: 17,248
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


My 16" LVL beams were less then $10 a foot
I'm supporting not only the great room floor but the attic wall above that
18" beam is pretty big, but only 1 size up from what I bought

Without knowing where the beam is going its hard to say
It seems like there should be supporting walls on either side of the garage
I can't see why a beam is needed on a 13' span
So we are missing something, some information

I'd never hang the floor joists off the beam
I prefer direct wall support
Scuba_Dave is offline   Reply With Quote
Old 06-04-2009, 10:49 PM   #24
Licensed P.E./Home Insp
 
Aggie67's Avatar
 
Join Date: Dec 2008
Location: New Jersey
Posts: 587
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Quote:
Originally Posted by Scuba_Dave View Post
My 16" LVL beams were less then $10 a foot
I'm supporting not only the great room floor but the attic wall above that
18" beam is pretty big, but only 1 size up from what I bought

Without knowing where the beam is going its hard to say
It seems like there should be supporting walls on either side of the garage
I can't see why a beam is needed on a 13' span
So we are missing something, some information

I'd never hang the floor joists off the beam
I prefer direct wall support
Dave I think I'm getting rooked. My price for a double wide (3-1/8) x 16 beam is $12/ft . What manufacturer did you get the $10/ft from?
Aggie67 is offline   Reply With Quote
Old 06-05-2009, 02:54 PM   #25
Member
 
Join Date: Jan 2009
Location: South of Boston, MA
Posts: 17,248
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Well it required 3 LVL beams or 1 prebuilt beam
So maybe your price ($20-25) is on the full 1 pc beam?
I go to a local lumber supplier, nothing special
Purchased in November 2008, I'd have to look up the slips for exact price
OK found them - wife put them with other receipts for construction
12" LVLS were $4.25 per foot, the 16" LVL cost $6.19 a foot

So your price for a double wide = $12 is correct
As my price = $12.38 for two
Then of course added cost for the LVL screws to assemble

I just couldn't handle prebuilt beam
I installed the beams by myself
Each 16" x 24' weighed just under 200 lbs
Scuba_Dave is offline   Reply With Quote
Old 06-05-2009, 04:02 PM   #26
Member
 
Join Date: Jan 2009
Posts: 489
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


If you trusted the builder well enough to sign a contract, then you need to trust him well enough to confront him about your concerns. Going behind his back to dig up dirt BEFORE being upfront and asking him about it is only a way to build a bad business relationship and will lead to more mistrust between both sides.
Don't get me wrong, stick to your guns if you think you are being taken for a ride, but go to him first. You have been far to vague on what the changes proposed actually entail and everyone here is guessing on what is really going on. Trust is very big in a builder/client relationship and if you keep going in the course that you are, your project is going to turn into a big headache very fast. Building a new house is a very stressful process and a large number of divorces take place during and after a new housebuilding experience.
Maybe you are right and by confronting him, this will let him know that you are going to keep him accountable. Maybe he has so much going on he made a poor decision and is to embarassed to make it right now. Maybe there is a lot more going on with the structure and there is going to be more work and material involved than anyone here can see right now. Just my two cents.
__________________
Josh Jaros Remodeling in The Woodlands, Texas www.jarosbros.com
jaros bros. is offline   Reply With Quote
Old 06-05-2009, 04:36 PM   #27
Newbie
 
Join Date: Jun 2009
Posts: 16
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Quote:
Originally Posted by jaros bros. View Post
If you trusted the builder well enough to sign a contract, then you need to trust him well enough to confront him about your concerns. Going behind his back to dig up dirt BEFORE being upfront and asking him about it is only a way to build a bad business relationship and will lead to more mistrust between both sides.
Don't get me wrong, stick to your guns if you think you are being taken for a ride, but go to him first. You have been far to vague on what the changes proposed actually entail and everyone here is guessing on what is really going on. Trust is very big in a builder/client relationship and if you keep going in the course that you are, your project is going to turn into a big headache very fast. Building a new house is a very stressful process and a large number of divorces take place during and after a new housebuilding experience.
Maybe you are right and by confronting him, this will let him know that you are going to keep him accountable. Maybe he has so much going on he made a poor decision and is to embarassed to make it right now. Maybe there is a lot more going on with the structure and there is going to be more work and material involved than anyone here can see right now. Just my two cents.
Definitely - I've mentioned I plan to get more info...

Of course I know absolutely nothing about construction, I'm sure you can tell. It's not that I don't trust them, but I'm a business owner myself and if I could make an extra 40% profit on someone I sure would. It's human nature.

Going to them up front may be a good idea, but they could tell me pigs fly and I would have to believe them. I'm trying to someone educate myself by doing some research before I have a detailed conversation with the builder.
rockne is offline   Reply With Quote
Old 06-05-2009, 06:19 PM   #28
Member
 
Join Date: Jan 2009
Posts: 489
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Part of going before you do the research is to put out a fire before it turns into a wildfire. Your actions are demonstrating to others and to the builder a lack of trust. What would you think if your were in his shoes? Don't get me wrong, I'm not defending the quote or the builder, they both could be very wrong. There's really no need to start pulling out the six shooter quite yet though. Ask for a reasonable explanation from your builder, point out the fact that it seems to be a bit much for just a change in the size of the joists, and then let him explain. You may need to be pointed about it. Sure, you don't have a lot of building know how, but you certainly are able to add up the numbers within reason.
In the simplest common denominator, no one like to be talked about behind their back, whether they know about it or not, or even if they are specifically named or not. It hurts peoples feelings at the very least. I know of no one that would not rather have someone come to them if they have an interpersonal problem FIRST, then go to someone else, NO ONE.
__________________
Josh Jaros Remodeling in The Woodlands, Texas www.jarosbros.com
jaros bros. is offline   Reply With Quote
Old 06-05-2009, 07:53 PM   #29
Framing Contractor
 
Join Date: Apr 2006
Location: Caldwell, NJ
Posts: 1,758
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Quote:
Originally Posted by rockne View Post
The total quote is now $2000.

I just met with the builder. They are charging me $10-$15 extra per board for the 2x10s which came to about $450 for the entire room. The additional $1500 was for labor and some heavy duty beams they had to put in. The room is very long (24x13), they said it required strong beams if I wanted to finish the room in the future.


.
Are the 2x10's running the 13' direction and sitting on the same height wall as the house?
Attached Thumbnails
Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?-garage-room.jpg  
__________________
Joe Carola
Joe Carola is offline   Reply With Quote
Old 06-07-2009, 09:11 PM   #30
Newbie
 
Join Date: Jun 2009
Posts: 16
Default

Should I put 2x6 or 2x10 above garage if I plan to finish the room in the future?


Quote:
Originally Posted by Joe Carola View Post
Are the 2x10's running the 13' direction and sitting on the same height wall as the house?
Joe... No, they are running the 24' direction but the same board is not the entire 24' length. They are connected to laminated beams. I'd say they are about 10-12', then a large laminated beam, then another 10-12' 2x10.

They haven't started my house, but they are building my exact house plan on a different lot right now. They are finishing the bonus room on that house.

rockne is offline   Reply With Quote
Reply


Thread Tools Search this Thread
Search this Thread:

Advanced Search
Display Modes

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are Off
Refbacks are Off


Similar Threads
Thread Thread Starter Forum Replies Last Post
Adding on to house to build a garage. Ohioguy Building & Construction 5 02-09-2008 04:44 AM
Heat pump in non insulated nor heated room robdville HVAC 3 01-21-2008 02:51 PM
Room to Room Vent cjpilot HVAC 5 12-02-2007 08:53 PM
Cold room above garage, Asbestos? Crackers Building & Construction 1 09-09-2007 09:35 AM




Top of Page | View New Posts

Copyright © 2003-2014 Escalate Media. All Rights Reserved.