Dallas Framers

dallashome

Recently bid out framing a simple 2 story 2600sq ft in Dallas. First bid came in at 29K including fastners. Obviously lumber package not included! Seems considerably high-waiting for others. Any thoughts?

send_it_all

I GOT NOTHING..

JumboJack

11.00 sq. foot..I would be able to make money doing it..I don't know if you would or not...

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in texas with framing and cornish people will do it for 3.00 a foot. What do yall think about that? Just laber

KentWhitten

something bid at $11/ft for a 2600 sf and you're saying it's simple?

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If you correct your mind, the rest of your life will fall into place ~Lao Tzu

Custom Cabinetry - Portland, Cape Elizabeth, Scarborough, Kennebunkport, Yarmouth, Falmouth, Cumberland, Ogunquit, Maine

Salmon Falls Cabinetry

copusbuilder

That's high for Texas. Houston runs $5.50 a foot on the high side.
Se Habla Espanol

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AkA Richard Cranium

Cole

That is very very high!

Please give me a call and I can hook you up with a great framer!

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bluehomes

wow, maybe I should move to dallas.

barreled

If its a simple house I'll do it for $9.00 a sq ft. If its not right in the city, I'm not used to cities. difilippoconst@hotmail.com.

A W Smith

we got a guy for 10 for add a levels. thats including the tear off. I remember almost 2 decades ago I framed a few additions for 3 dollars a foot. No i didn't make too much money. Especially by hand nailing but i did alright. Also around that time a client of mine I had framed a bedroom addition for tried to get me into a bidding war while he held two phones. No I didn't budge much. I think the other guy ended up framing the two story 6 bay garage with loft and two story hexagonal foyer addition for less than 2.40 a foot.

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Al Smith
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thomas105

oklahoma city, ok..... 6.00 sq.ft. under roof (6000ft house) pays 36k includes fasteners in bid.... 540k house, with 3 complete barrel vault ceilings/roofs , 2 story on 16/12 and 9/12 split pitch , with 14 spans. not the most complicated house in the world... took 6 weeks, with 5 guys and a skytrack.....


agian that price is under roof, not livable footage. but unless there is an elaborate cornice or tricky ricky interior/exterior.... 10/sqft. still sounds high from where i live at.... basic crackerjacks 2600ft. homes all flat ceilings 8ft. outside and 9 ft. bdrm and lvngrm... runs about 2.85 - 3.30 ft. depending on framer /builder relations.


in okc,ok...

2600ft livable
+900 (3 car garage)
+164 (porches)
-------------
3664 x 3.50 (single story home/w nails) =
3664 x 3.65 (one and a half story/w nails =
3664 x 4.00 (2 story w/ nails) =

you can do the math...

those rates are average i would assume... i have been in business for 3 yrs. now, and have only lived in okc.ok for 4 yrs. I have had to meet all of my contacts and clients.... and i know i get better prices than alot of the "slut" framers here in the city.... but i have a couple of friends (other framers) who do wonderful work and make on average .25 - .75 more a ft. than i do even on the same job. (if we were doing the same job.)

wallmaxx

Houston was $3 to $5 when I left...2003. Memphis, Nashville, Clarksville, same maybe a bit less. NW Washington, $7 to $14 psf - residential $5 to $12 commercial.

I'm still trying to get paid 4.5% of the "for sale" retail price of the structure. It seems to be about the right amount adjusted for inflation (did that come out right? I figure with the elections coming up I would try to ride some of their BS)

joasis

Good to have another Oklahoma contractor here Thomas! Nice price break down, BTW.

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KentWhitten

It's sad when you think you go out and work your ass off for that 4.5%, how many weeks? How many people did you pay? And a realtor comes along at what? 7%?

__________________
If you correct your mind, the rest of your life will fall into place ~Lao Tzu

Custom Cabinetry - Portland, Cape Elizabeth, Scarborough, Kennebunkport, Yarmouth, Falmouth, Cumberland, Ogunquit, Maine

Salmon Falls Cabinetry

bluehomes

yeah but would you sell your soul and become a realtor for that 7%. not me, I'll stick with 4.5 and sleep at night

kpatrix

It all depends really. Is it 2600 living or total under roof ? realtors get paid by living area. Most framers I know including me charge for total covered area. Sometimes that is 1.5x for 2 story open areas.

With 1000 feet of porches, 500 for a garage, maybe another 200 of "bonus" space you are talking 4300 square feet of framing. So that's 6.75 a foot. Not the 11 it seams like. If it's covered in siding vs. brick, stone or stucco then that comes into play also.

If there is no power, another issue. Who made the bid ? a qualified guy who can get the job done right, and on time, without lots of handholding or callbacks ? That's worth 2 bucks on 2600 feet.

Just consider all this when you see that sub 10k bid. Maybe the guys bidding don't need the work or are to busy. Also, certain areas of the city command a higher price.

Post your plans and we can all bid.

KesslerDweller

Do not use Topps Construction (framers) in Dallas if want good framing done. They are fast and charge $4.50 a foot but I you will have to watch them like a hawk for problems.