11 · Cost, Schedule & Procurement
Construction Cost Analysis
Revision 3 · September 2026
The detailed quantity takeoff is based on the coordinated frame geometry. All 88 members, 138 connection nodes, and 9 pier foundations have been counted from the model. Total estimate: $185,000–$325,000 (with GC overhead, profit, and 15% contingency).
Cost breakdown
| # | Section | Low | High | % |
|---|---|---|---|---|
| A | Existing roof demolition | $5,425 | $8,975 | 3% |
| B | Pre-construction (eng + permits) | $19,634 | $37,834 | 14% |
| C | Foundations (9 piers) | $7,653 | $13,460 | 5% |
| D | Steel shop fabrication | $16,712 | $28,116 | 11% |
| E | Steel erection (non-prevailing wage) | $15,940 | $25,800 | 11% |
| F | Secondary roof framing | $2,568 | $4,288 | 2% |
| G | Roof weatherproofing | $9,601 | $14,944 | 6% |
| H | Wall assembly (behind panels) | $7,486 | $11,055 | 5% |
| I | Interior metal panels | $10,510 | $18,460 | 7% |
| J | Painting (steel) | $1,320 | $2,439 | 1% |
| K | Loft build-out | $4,376 | $7,995 | 3% |
| L | Electrical | $7,880 | $12,800 | 5% |
| M | Solar (net of 30% ITC) | $21,333 | $27,367 | 12% |
| N | Balcony | $5,645 | $10,475 | 4% |
| O | Doors & windows | $4,500 | $9,500 | 4% |
| P | General conditions | $2,580 | $4,400 | 2% |
| Direct costs | $143,163 | $237,908 | ||
| Q | GC overhead & profit (13–22%) | $18,611 | $52,340 | |
| Total with GC | $161,774 | $290,248 | ||
| R | Contingency (15%) | $21,474 | $35,686 | |
| Recommended budget | $183,249 | $325,934 |
Rounded: $185,000 – $325,000. Midpoint ~$255,000.
Owner-builder (no GC, no contingency on GC markup): ~$160,000 – $270,000.
Where the money goes
| Category | % of direct cost |
|---|---|
| Engineering + permits | 14% |
| Steel (material + fab + erect) | 22% |
| Roof (framing + weatherproofing) | 8% |
| Walls (framing + insulation + panels) | 12% |
| Solar (net of ITC) | 12% |
| Electrical | 5% |
| Loft + balcony + doors/windows | 11% |
| Foundations + demo + GCs + contingency | 26% |
Items needing real quotes
| # | Item | Potential swing |
|---|---|---|
| 1 | Steel fab minimum charge | −$5k / +$12k (2.65 tons is tiny — call 3 SD shops) |
| 2 | Structural engineering scope | −$6k / +$12k |
| 3 | Prevailing wage trigger | +$8k–17k |
| 4 | Asbestos in old roof | +$3k–6k |
| 5 | Foundation complications | +$3k–10k |
| 6 | GC vs. owner-builder decision | +$19k–52k |
Procurement schedule
Long-lead items to order early:
- Custom steel fabrication (6–8 week lead time typical)
- Standing-seam metal roof panels
- Insulated metal interior panels
- Solar panels and battery (supply chain dependent)
- Custom doors and windows