Framing A Dormer Cost?

Grumpy

I attached a cad sketch of a proposed dormer. I've sold dormer build outs int he past but have lost that sub to condo conversions, he no longer wants to touch anything this small. I'm looking for new framing sub crews to just shell out the dormer. I want to make sure my new subs bids aren't out of line, which I think they are.

In a perfect world the customer would already have a print but that's usually not the case. In this case we did a hand sketch based on neighbors houses and we agreed on what they wanted. So in this case I have to submit my sketch to the city of chicago who will then (for free) draw up the customers architectural drawings, and I can revise my bid based on their specs.

So now that I bored ya with the history what do you think it would costs to just frame out this 24' long x 8' high dormer? The roof currently is a 10/12 pitch with 2x4 rafters spaced 18"-22" on center (no two rafters are spaced evenly). No roofing or siding necessary by the framing sub. And by all means any guys from Chicago willing to tackle this give me a call!

Just rough guesstimates will do me fine for now.

Grumpy

Woops! Forgot the attachment...

Attached Files

5248WBerenice Layout1 (1).pdf (14.5 KB, 1571 views)

Glasshousebltr

You don't mention a pitch here Grump. Far as the load, it looks pretty cut an dry. The end wall will stack on existing and the returns look simple.

I'd frame and sheath, labor only for around 3k if I was local to ya.

Bob

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Bob

jwatkins

Is the roof already tore off ready to cut into for the framing?? If its ready to frame Bob is in a good area. I could come out and do it but you would of course have to put me up in a 5 star hotel on the lake and all the beer my guys and I could drink. What are the numbers your subs are coming up with?? My subs always try to pull a fast one. They always seem to think they are smarter than they really are!!

sage

Ballpark, I would be about the same as Bob. I am currently bidding a similar project less 4' long at around 3k labor only.

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Grumpy

Current pitch is 10/12. I haven't figured out the new pitch exactly but from my experience it would be around a 3/12.

The roof isn't already torn off (for obvious reasons) but the roof would be before the carpenters started work.

Hey Bob and sage what are you guys thinking in terms of construction? 2x6 for walls and rafters with 1/2 ply on the walls and 5/8 on the roof?

The $3k you guys mentioned is what I expected to pay based on previous dormers I had subbed out... but like i said in my original post he's gotten too big to deal with the small stuff. I asked a friend of a friend to go out and look at the job today and he's supposed to get back to me this evening. I have no idea where he's going to come up.

Bob, when I sell this job I might be giving you a call (email).

Glasshousebltr

Points to ponder Grump, your stealing counter stability from the opisite roof. Ya better math in a 24ft microlam for that ridge. 10/12 at a 12 ft run gives ya plenty of head space for some nifty ridge tie and beam but whats under at each end to load the post?

Will the return walls sink to the attic floor to do this?

Bob

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Bob

Glasshousebltr

Also, yes, 1/2 walls, 5/8 roof, 2X6 studs,works fine for me.

I'd go 2X8 rafters, Your close, maybe beyond, min deflection on 2X6.

Bob

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Bob

Grumpy

Bob, thanks for the lesson. I don't pretend to know these things which is why I let the subs bid them for me and just add my cut. When it comes to something I know, then I can bid it un assisted. I'm going to take whatever costs I get, add $1,000 for unknowns then my 35% markup.

fettycan

I wood say 3k is reasonable labor only 2/6 rafter span 10' or less

Hav2Bfaster

I understand your troubles with subs. I take it that this project is on an oldehome.I personally would frame it with 2x6 walls, 2x10 rafters, 5/8 t&g plywood or advantec for roofing. But taking in account that somthing will need to be done with the ridge pole, framing the dormer, and not knowing if any work will need to be done to support the weight of the front wall of the dormer. My estimated price would be in the ballpark of $4000-$5500 to frame everthing good luck

Framer33884

Id do it for 5200, cut out, frame, strap and dry in. If the deal maker was run the soffit and fascia I'd throw it in.