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Adivice? Adding garage to house, moving electrical meter?

Discussion in 'The Okie Corral' started by LAWDOGKMS, Jan 3, 2013.

  1. LAWDOGKMS

    LAWDOGKMS

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    Guys,

    Advice/opinions please..

    We're ready to expand on our house, and with a shallow backyard, and a septic system on the other end, the garage side or going up is the only option..

    What "I'd like" to do, is convert the existing 2 car garage into a big media room/theater/lounge..and build a 3 car garage onto the end of the existing garage..

    One of the first roadblocks I see is the electrical meter..

    Is it a huge nightmare/ expense to move one like the one in my photo?

    And...The concrete will, have to be busted up anyway...and I can't see any reason why the breaker panel on the other side of the wall couldn't stay where it is..

    I really need it moved, even if it costs $1500....but I would have to draw the line somewhere...

    There are other issues too like the sprinkler controller under the green lid under the meter, which, once the concrete is up can be moved out into the yard..

    And the need to build a retaining wall, bring in dirt etc...to add more level slab..

    I'd like to get the retaining wall, driveway repoured and garage built for $35K...and use the rest of my $$ for the media room renovation..

    Do-able?

    [​IMG]
     
    Last edited: Jan 3, 2013
  2. Trapped_in_Kali

    Trapped_in_Kali

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    Step 1 is call your power company and get a "Meter Spotter" out to tell you where they want it.
    2 You dig up the underground, Install the new meter assembly in the new location and run conduit & wires to old location from new location to use the old meter location as a junction box, have the power co disconnect the power, re route the conduit to the new meter, re-run the power feeders and re connect.
    Not as big a job as it sounds but will need to be permitted and inspected.
     
    Last edited: Jan 3, 2013

  3. waawaaweenie

    waawaaweenie

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    I can't believe they put it there in the first place. it would have been a lot easier to move before pouring all that nice new concrete too.

    it looks like a sub box, kinda small, is it just for the garage? if so it will be cheaper to move since there will be less rewiring as I don't believe any utility codes will allow wire splicing and new wires will have to be run

    I am no expert, just giving my view. good luck
     
  4. .264 magnum

    .264 magnum CLM

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    Re this and to the OP.

    I buried an overhead electrical service last year ~ 60 ft. - $4,400.00.

    I wanted to move my meter too, but passed as the estimate was another $7,300.00.

    ETA - get the utility co. out there to walk you through what they will do and what they won't and their associated requirements.
     
    Last edited: Jan 3, 2013
  5. davew83

    davew83 hhhhhhhhmmmmmmm

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    How much work are/can you do yourself?
     
    Last edited: Jan 3, 2013
  6. LAWDOGKMS

    LAWDOGKMS

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    Well...I can't frame worth a crap..can't do concrete..and am scared of electricity..

    I could move dirt around and most demo that needs done...pretty lame huh?
     
  7. LAWDOGKMS

    LAWDOGKMS

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    It's the only power meter..
     
  8. BobbyS

    BobbyS Truth always sounds like lies to a sinner

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    In some areas it is mandated to be in front of the house in newer construction.
     
  9. robin303

    robin303 Helicopter Nut

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    Just where are you in TX. :dunno: I do this for a living. :supergrin:
     
  10. TX OMFS

    TX OMFS Right wing nut Lifetime Member

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    For $35k you better learn to frame!

    Check out www.garagejournal.com. It's a forum for handymen and has a room devoted to electric.
     
  11. LAWDOGKMS

    LAWDOGKMS

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    Between Dallas and Austin..
     
    Last edited: Jan 3, 2013
  12. certifiedfunds

    certifiedfunds Cosmopolitan Bias

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    We're looking at a sizable addition and some renovation as well. To quote my contractor: "Anything is possible if you're willing to pay for it."
     
  13. VC-Racing

    VC-Racing General Flunky

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    +1. $35g might get the elect,demo and foundation work and maybe material.

    posted using Outdoor Hub Campfire
     
  14. LAWDOGKMS

    LAWDOGKMS

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    Thanks for the input... I'll be talking to the framer that did my last project today..
     
  15. LAWDOGKMS

    LAWDOGKMS

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    Ok....for those if you in the know..how much (I know, lots of variables, just random ballpark to attach simple 3 car garage)...would you expect a project like this to cost?
     
  16. TX OMFS

    TX OMFS Right wing nut Lifetime Member

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    I'd ballpark a garage, new construction, for about $80-90/sqft for a basic set-up and $100-120 depending on how fancy. An addition will probably start at $120 and go up for everything (demo and rebuild).
     
  17. Baba Louie

    Baba Louie

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    Dang TX OMFS, your prices are big in Texas. I guess everything is out thataway. :supergrin:
    To contract it out... here in Las Vegas I'd budget approx $45-55/s.f. ballpark mind you. Don't know your local pricing or other variables.
    Conc $5/sf
    Framing $15/sf
    Roofing $7.50/sf
    Ext Fin $5+/sf (siding is one thing, stucco another, brick yet another hence the variable)
    Int Fin $3/sf (optional but for the 1-hr fire rated separation wall against any adjacent living space)
    Elec $7/sf (more labor intensive than material, if meter is being moved add ?$?)
    Dr/Wind'w $5/sf
    Add 15% for Contractor

    Of course, it'd be nice to have some plans in front of me to do a valid takeoff.
     
  18. TX OMFS

    TX OMFS Right wing nut Lifetime Member

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    Baba Louie, I'll defer to you as the expert. I'm not a contractor, just a retired framer and know-it-all. :freak:

    My prices are based on some ballparks I got for remodeling my own house and what I've seen new construction selling for around here. However, a garage is probably cheaper than the addition/remodel I am considering.

    I would still bet the OP's project is going to be more than $35k for a turn-key job.
     
  19. Baba Louie

    Baba Louie

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    Probably right TX. Not much housing going on here in Vegas, so people are kinda "hungry", but the few contractors I work with have been giving me their input on pricing as of late, most using mexican crews to keep labor prices down.

    LAWDOG might want to see if a GC can do the roughin skeleton work and do as much labor himself and/or sub out finish work. Have the roofing done by a pro who will warranty at the minimum.

    A one time owner builder does have problems getting things done cheaper than a GC or developer doing 6 - 10 houses annually with known subs & suppliers as they know there'll be more work to come from someone doing several jobs down the immediate pike and can price accordingly.

    Right now, Elko is sorta booming what with gold prices up. A GC/Developer we work with there is doing 1600+ sf homes at approx $75/sf and selling them for about $100/sf. Well, now that the winter has set in, things slow down up there till the ground thaws, but you get the drift. He has 32 homes planned for 2013 and we all think that a "Big Thing" nowadays. A far cry from 5-10 years back here in the lower end of the State...
     
  20. Hines57

    Hines57 Simple Member

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    Be interested to see how they could tie into the hip roof.
    Converting the garage into the media room means that the media room is going to be main walkway to and from the house. Carrying groceries, kids coming and going,etc.