Join Date: Feb 2003
Location: Homeless in the Hammers... / Mexico
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Re: WAAAAY O/T adding on framing vs finishing cost
hmmmmm ................... ok, your wanting to remove your roof and put a second story on an existing one story house? Is that the case?
I have personally done that about a half dozen times (as a contractor).
There is no ratio that is standard for finishes to rough carpentry. In fact no matter what people tell you, there is no "standard" price per square foot to build either. That would be like saying to a car dealer "how much does a car cost per pound"? It depends on what you want to have.
With that said, the price to frame and "dry in" this project (if it is as I assume above) will weigh heavily on the amount of demo and care that needs to be taken in the transition of the roof coming off and the floor being brought up to code, and keeping your existing home dry during the process. This will depend on what you have.
Usually ceiling joist can't be used as floor joists so the framing contractor has to frame a floor in-between the ceiling joists. Now, in some areas (of the country) you will need cross bridging if the floor joists span more than 10 feet and solid blocking over partition walls (for fire code). This will interfere with the existing ceiling joists. It gets complicated.
Then, depending on the code enforcement, your existing footing, and the placement of load, you may be required to reinforce your footing for the extra weight you are adding.
So, what I'm getting at, is that my standard unit prices for framing don't mean a thing in this situation. There is no way to tell.