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#7141799 - 04/15/18 07:47 PM Shell build cost?
TxAg Online   content
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Registered: 01/15/07
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Loc: Live in Katy, Hunt in Llano Co...
Anybody had a builder build the shell and do the finish out themselves? Curious what that cost/sqft looks like. I know finished costs for a smaller ~1200 sq ft place are running $130 to $150 per.

This would be for a weekend place, so finishing out over time is an option.


Edited by TxAg (04/15/18 07:47 PM)
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#7141801 - 04/15/18 07:50 PM Re: Shell build cost? [Re: TxAg]
Lazyman Online   content
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Location??
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#7141866 - 04/15/18 08:57 PM Re: Shell build cost? [Re: TxAg]
TxAg Online   content
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North Fayette County


Edited by TxAg (04/15/18 08:57 PM)
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#7141888 - 04/15/18 09:10 PM Re: Shell build cost? [Re: TxAg]
Lazyman Online   content
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These are prices for my area per square foot:::

Concrete....9-10 not including major dirt work or extra fill
Framing labor...5...materials 3-4
Roof...shingle..200 per sq....metal 275 per sq
siding or brick...9-10
plus exterior doors and windows will get you a dried in shell
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#7142144 - 04/16/18 09:32 AM Re: Shell build cost? [Re: TxAg]
TxAg Online   content
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Loc: Live in Katy, Hunt in Llano Co...
Thanks Lazyman. Very helpful.

Do you have similar "rules of thumb" for rough-in plumbing and electrical?
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#7142167 - 04/16/18 09:57 AM Re: Shell build cost? [Re: TxAg]
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Lazyman prices are about what I saw in my building. Concrete was definitely biggest single items. We did roughly 1,400 sf, insulated, with 3 12' doors and 14' sidewalls. All in we were just a hair over 22k. I had the builder just leave access in foundation for water and power and ran myself. Then it was about $300 for electrician to drop box at poll, $400 to rent trencher, maybe $1,000 for direct burial wire and pex (300'+ from meters), and another couple of hundred for outlets, switches, floods, etc.


Edited by Dalroo (04/16/18 09:58 AM)
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#7142224 - 04/16/18 10:49 AM Re: Shell build cost? [Re: TxAg]
TxAg Online   content
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Thanks Dalroo, appreciate it. Did you run your direct burial wire and PEX water lines in the same trench? Any concerns there? Also, how many amps did you run to the building? I've got a similar run, looks like it will take some mighty big wire for the voltage drop.
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#7142356 - 04/16/18 01:15 PM Re: Shell build cost? [Re: TxAg]
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TxAg, I don't think code will allow water and electric in same trench. In fact there probably a code distance between them.
If any thing would happen to either you would not want to dig in same trench to repair. Electric and water don't mix.

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#7142390 - 04/16/18 01:52 PM Re: Shell build cost? [Re: Dalee7892]
Cast Offline
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Originally Posted By: Dalee7892
TxAg, I don't think code will allow water and electric in same trench. In fact there probably a code distance between them.
If any thing would happen to either you would not want to dig in same trench to repair. Electric and water don't mix.


Never heard this before. I would question why. It happens. A lot.
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#7142395 - 04/16/18 01:54 PM Re: Shell build cost? [Re: TxAg]
Cast Offline
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Registered: 12/14/08
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Originally Posted By: TxAg
Thanks Dalroo, appreciate it. Did you run your direct burial wire and PEX water lines in the same trench? Any concerns there? Also, how many amps did you run to the building? I've got a similar run, looks like it will take some mighty big wire for the voltage drop.


Only 300' won't drop much voltage. I would not sweat it.
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#7142399 - 04/16/18 01:55 PM Re: Shell build cost? [Re: TxAg]
Dalroo Online   content
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Originally Posted By: TxAg
Thanks Dalroo, appreciate it. Did you run your direct burial wire and PEX water lines in the same trench? Any concerns there? Also, how many amps did you run to the building? I've got a similar run, looks like it will take some mighty big wire for the voltage drop.


I did not run in same trench - agree, not good practice, but in my case it was more about meter locations. The electric trench to pole was a bit shorter and I used 4/0-4/0-2/0 aluminum if memory serves. We brought (electrician hired since tying into service) 300 amp box off meter at pole, then I tied in a 200 amp box inside barn. No real reason other than I had access to a free 200 amp box that my dad had left from another project. Also nice have an extra 100 amps at pole if I want to do another project. Wire was about $1.50 a foot at Locke at the time.

I will add, to start, I went pretty cheap on inside wiring. Just 3 breakers and wiring for a couple of switches, 2 floods on either side of shop, and 6 duplex receptacles. I also brought out a 30 amp outlet for travel trailer.

The other trench had to run to water meter near my front gate. I did the plumbing myself, first time working with pex crimp, and easy as can be. I ran 3/4" blue to a frost free hydrant, then 1/2" into barn. No problem with pressure fall off, and even after we added apartment with tankless and full shower, no worries.

Just a thought, in my case, we kept TT inside to use as living quarters until apartment completed. When we had original shell built, in addition to water and electric rough in, I also had a clean out to septic placed inside and capped. We could then drain black/gray water directly into septic and now I also have access should I ever want to add a bath or laundry room in shop area.
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#7142811 - 04/16/18 09:56 PM Re: Shell build cost? [Re: TxAg]
Lazyman Online   content
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Originally Posted By: TxAg
Thanks Lazyman. Very helpful.

Do you have similar "rules of thumb" for rough-in plumbing and electrical?


My prices are more for a regular house build....Metal building could be a little cheaper I would think...

My plumber normally charges around 1000.00 per fixture...For him fixtures are water heater, each toilet (if shower is right next to toilet it's included but if across room it's another fixture), each bathroom sink, kitchen sink fridge dishwasher disposal is considered one together.....If there is an island sink or another sink across the room in a big kitchen that's another fixture..That includes slab rough in, frame rough in and installing all fixtures at the end...He will usually throw in the cheaper toilets with that price also...

Electrical will normally run between 5-7 a square foot depending on how many plugs 3 ways under counter lights etc...That usually won't include any trenching unless it's very little...
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#7143030 - 04/17/18 08:42 AM Re: Shell build cost? [Re: Dalee7892]
TxAg Online   content
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Loc: Live in Katy, Hunt in Llano Co...
Originally Posted By: Dalee7892
TxAg, I don't think code will allow water and electric in same trench. In fact there probably a code distance between them.
If any thing would happen to either you would not want to dig in same trench to repair. Electric and water don't mix.


Agreed, which is why I asked. I know alot of people do it, but seems dicey in the event you have a problem with either line down the road.
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#7143048 - 04/17/18 08:53 AM Re: Shell build cost? [Re: Cast]
TxAg Online   content
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Loc: Live in Katy, Hunt in Llano Co...
Originally Posted By: Cast


Only 300' won't drop much voltage. I would not sweat it.


Really? My numbers say different. My run is more like 500'. Even if I ran 4/0 at 240V voltage drop calculator says I can pull max 90 amps through it. That's already $1K in wire, unless I'm doing something wrong.
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#7143054 - 04/17/18 08:55 AM Re: Shell build cost? [Re: Dalroo]
TxAg Online   content
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Registered: 01/15/07
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Loc: Live in Katy, Hunt in Llano Co...
Originally Posted By: Dalroo
Originally Posted By: TxAg
Thanks Dalroo, appreciate it. Did you run your direct burial wire and PEX water lines in the same trench? Any concerns there? Also, how many amps did you run to the building? I've got a similar run, looks like it will take some mighty big wire for the voltage drop.


I did not run in same trench - agree, not good practice, but in my case it was more about meter locations. The electric trench to pole was a bit shorter and I used 4/0-4/0-2/0 aluminum if memory serves. We brought (electrician hired since tying into service) 300 amp box off meter at pole, then I tied in a 200 amp box inside barn. No real reason other than I had access to a free 200 amp box that my dad had left from another project. Also nice have an extra 100 amps at pole if I want to do another project. Wire was about $1.50 a foot at Locke at the time.

I will add, to start, I went pretty cheap on inside wiring. Just 3 breakers and wiring for a couple of switches, 2 floods on either side of shop, and 6 duplex receptacles. I also brought out a 30 amp outlet for travel trailer.

The other trench had to run to water meter near my front gate. I did the plumbing myself, first time working with pex crimp, and easy as can be. I ran 3/4" blue to a frost free hydrant, then 1/2" into barn. No problem with pressure fall off, and even after we added apartment with tankless and full shower, no worries.

Just a thought, in my case, we kept TT inside to use as living quarters until apartment completed. When we had original shell built, in addition to water and electric rough in, I also had a clean out to septic placed inside and capped. We could then drain black/gray water directly into septic and now I also have access should I ever want to add a bath or laundry room in shop area.


Great info, thanks. I've worked with PEX for inside piping a little, did not realize guys were now using it for buried application as well but makes sense. How was the cost compared to good ol' PVC? I've got about a 500' run from the rural water meter, will have to run some sizing calcs.
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