What would you want in a small (2-3 van) shop?

[Russ T.]

I've been renting a heated 2 car garage for the last 3 years. It's been WAY better than stuffing our biz into the house and garage. We were able to get almost everything that even looks like cleaning stuff OUT of the house. I really do like the separation, even though it's only a half mile to my shop.

Well I'm meeting with a construction company this Thursday, for the second time. We will talk harder numbers and layout for a small shop I'd love to build.

The first consultation was hard. I really didn't know how big I wanted, or was able, to go. I gave them rough dimensions of 40x80. 3200 sq ft.

The cost terrified me. $220K to $300K, depending on finishes and type of construction. This doesn't include the plot of land. Utilities are ALREADY on site so that helps.

The President of our bank came to the site to meet me and seemed willing and able to deal with us on it.

HELP ME BE SMART. PLEASE.

I'm thinking about scaling down considerably, so I don't have a nervous breakdown before my 41st birthday.

1600 sq ft would be half of that size and allow me some room for 2 vans, a small office, bathroom, workbench, utility tub, and plenty of board du jour tools to keep stored.

What am I missing?

I want it to LOOK sharp too, and give us a nice fresh presence in our small but growing community.

Parking?

Layout?

It's a highly visible corner lot. 2 acres.

 

[Cleanworks]

Think about the difference in cost from 1600-3200 sqft. You might want to do this now rather than it be too small later on. Are you planning to clean rugs? Otherwise I don't think you need the space. You want to park the vans inside to avoid freezing.

 

[Able 1]

Couldn't you go with a steel building? It's way cheaper!

 

[Desk Jockey]

Plan for the future with a design that will allow phases. Build minimal size initially and as your needs expand, expand the building.

4500 sq/ft in 3 phases. Phase 2 can be an area to process rugs.
Phase 3 more garage. ???

A small office and a warm spot for your trucks in the winter are the main concern.

 

[Russ T.]

Couldn't you go with a steel building? It's way cheaper!

Yes, it can be steel. I think I was told wood (frame) construction was cheaper?

I'd be open to suggestions.

 

[Russ T.]

Plan for the future with a design that will allow phases. Build minimal size initially and as your needs expand, expand the building.

4500 sq/ft in 3 phases. Phase 2 can be an area to process rugs.
Phase 3 more garage. ???

A small office and a warm spot for your trucks in the winter are the main concern.

This.

 

[Russ T.]

This.

It's exactly what I'm dreaming about.

 

[Russ T.]

2 acres is big.

 

[Russ T.]

Access from both sides of the corner...eventually.

Concrete's not cheap!

 

[Cleanworks]

Think about how the building is going to pay for itself.

 

[Russ T.]

Think about how the building is going to pay for itself.

Make $$ with the space I take up!

 

[BradFenstermaker]

Keep in mind resale for the future. I say 2000sqft. Eventually you may want to do rugs.
Frame up the van area walls and ceiling so your only keeping vans toasty.
I am going to propane heat in truck run.
Also have them install drain in van area for washing truck i side. Or dumping cough cough.
Spigot too.

 

[Desk Jockey]

Another consideration, build the 3200 but divided into two suites. Rent the other side out until the company needs the sq/ft.

Look for a plumber or electrician that is looking for a nicer place. Sign a 3 or 5 year agreement. Consult your banker, he may like the idea and may even know of someone.

 

[Able 1]

Steel should be half the price.. Maybe less! They make it real easy to get quotes online since they are sold as kits..

 

[Russ T.]

Keep in mind resale for the future. I say 2000sqft. Eventually you may want to do rugs.
Frame up the van area walls and ceiling so your only keeping vans toasty.
I am going to propane heat in truck run.
Also have them install drain in van area for washing truck i side. Or dumping cough cough.
Spigot too.

Drain and spigot are everything!

I have neither where I am now...

 

[Cleanworks]

Check the municipal regulation on drainage, where and what can go down there, keeping in mind truck washing inside or out and rug cleaning effluent.

 

[dealtimeman]

For 300000 I would build a multi-tenant structure with at least 3 or more suites for a total of 3-4 total areas all with bathrooms and separate doors but keeping in mind to make it moduler and easily reconfigurable.

You can never have too many bathrooms.

Have your renters pay the mortgage plus.

 

[Enge]

For 300000 I would build a multi-tenant structure with at least 3 or more suites for a total of 3-4 total areas all with bathrooms and separate doors but keeping in mind to make it moduler and easily reconfigurable.

You can never have too many bathrooms.

Have your renters pay the mortgage plus.

I couldn't agree more!

 

[steve_64]

Dude, they build houses that size for less. Get some more quotes.

It all doesn't have to be concrete neither. Not to start with anyway.

You can build a pole building wayyy cheaper and it will still look good. That price sounds like burdick pricing.

 

[PrimaDonna]

Another consideration, build the 3200 but divided into two suites. Rent the other side out until the company needs the sq/ft.

Look for a plumber or electrician that is looking for a nicer place. Sign a 3 or 5 year agreement. Consult your banker, he may like the idea and may even know of someone.

For 300000 I would build a multi-tenant structure with at least 3 or more suites for a total of 3-4 total areas all with bathrooms and separate doors but keeping in mind to make it moduler and easily reconfigurable.

You can never have too many bathrooms.

Have your renters pay the mortgage plus.

That's what I was going to say. Go bigger and rent out what you aren't using now. Have that rental income help pay for the new building. As you expand and grow you have the space if you need it. If you don't expand and grow you have the income from the rental.

Look in to pole barn construction. Much cheaper and you can still insulate, divide etc.

Here's a link to what they look like. Not sure if they call it this in your neck of the woods. https://www.pfppolebuildings.com/ho...LfFZB-UDDHEJE_A64rlRE3OWAJR30eCoDsaAvv_8P8HAQ

 

[PrimaDonna]

Go big enough that you can host a Mikey Fest at your location for all of us!!!!

 

[Lee Stockwell]

Banks sometimes won't finance pole construction.

 

[steve_64]

Banks sometimes won't finance pole construction.

I may be doing mine myself. Material cost isn't bad to get it closed up and functional.

 

[Bob Savage]

I built our shop 20 years ago (literally framed it, plumbed it, wired it, and finished it myself) in our back yard.

It is 26' X 36' with a 10' ceiling, 8' X 18' overhead insulated door, roof trusses with a 2" X 10" SYP bottom cord for full floor load, and roof pitch of 8/12 for second story storage. There are stairs to the upstairs. 2 neighbors helped me set the trusses.

It has a 100 amp elec service with a meter separate from our house, full plumbing, elec heat and A/C. All kinds of benches, welding equipment, several tool chests, paint booth, and mega storage.

The outside is covered in Tyvek (definitely recommend it). The front is brick to match our house brick, sides and back are vinyl siding. It has Pella single hung windows, a raised concrete floor reinforced with 6 X 6 wire mesh with Styrofoam perimeter insulation and sill plate sealer, and 2 applications of top of the line concrete curing compound applied so the concrete will cure very slowly and be very strong.

It has served us very well since we own it free and clear. I got tired of renting the first 10 years we were in biz.

 

[PrimaDonna]

Banks sometimes won't finance pole construction.

Interesting. Any insight as to why they wouldn't?

 

[HydroDude]

 

[Lee Stockwell]

Interesting. Any insight as to why they wouldn't?

Lack of "normal" foundation, bad experience with financing similar structures, difficulty selling.

 

[Russ T.]

I may be doing mine myself. Material cost isn't bad to get it closed up and functional.

I spent too much time

I built our shop 20 years ago (literally framed it, plumbed it, wired it, and finished it myself) in our back yard.

It is 26' X 36' with a 10' ceiling, 8' X 18' overhead insulated door, roof trusses with a 2" X 10" SYP bottom cord for full floor load, and roof pitch of 8/12 for second story storage. There are stairs to the upstairs. 2 neighbors helped me set the trusses.

It has a 100 amp elec service with a meter separate from our house, full plumbing, elec heat and A/C. All kinds of benches, welding equipment, several tool chests, paint booth, and mega storage.

The outside is covered in Tyvek (definitely recommend it). The front is brick to match our house brick, sides and back are vinyl siding. It has Pella single hung windows, a raised concrete floor reinforced with 6 X 6 wire mesh with Styrofoam perimeter insulation and sill plate sealer, and 2 applications of top of the line concrete curing compound applied so the concrete will cure very slowly and be very strong.

It has served us very well since we own it free and clear. I got tired of renting the first 10 years we were in biz.

Sounds awesome Bob!

Trouble with me is, I'm nowhere near as handy as you.

I've thought about asking my brother in law to help but he is super busy and often out of town Spring through Fall.

 

[Russ T.]

I still have new shingles for my roof that I bought a little over a year ago, sitting in my garage.

I'll probably end up hiring that out too.

 

[steve_64]

Time and energy are in short demand during the cleaning season that's for sure.