I would assume that you would take the square footage under roof.  After all, that is what the framers are doing.  There isn't a big distinction in what they do between the heated and unheated sections.

So I would definitely include garage and porches in your square footage.

I just got a framing bid, so according to this framer, it was $5.50 for living space (2,900 sq. ft.) and $2.25 for garage and porch (860 sq. ft). I live in northeast TN. That includes the labor for installing roof shingles, ext. doors and windows and wrap. Nails included. Sounds fair. But remember that is a bid only, not written in stone. Now, if I can get fair bids on my basement... 

Labor only.

We are located in Northern/Central NJ and have gotten our first framing bid (labor only) at $4.25 a sq. foot. There are 3,316 sq ft  finished living, 240 unfinished, and 700 garage space. I think this quote is fair, but we are getting several more to check.

Carl,

First off, framing costs are extremely variable. They can differ by class of construction, e.g., economy vs. custom, by region of the country, by framing subcontractors within the region, over time, economic conditions and season to name just a few. You would get better info. if you specified more specifically some of these important variables. 

I just received the final invoice for my framing. I am building in Tampa. For my house it was: $3.40 sq/ft (2,250 sq under air) and $3 sq/ft for entry porch. The detached garage is 1,415 sq/ft, with a fully framed bathroom and attic storage. It was $2 sq/ft.

The price for the house also included extra framing and raised flooring in the attic storage area (10 ft. wide by 40 ft. long) and wall insulation (TUFF-R) installed before the furring strips went on.

I also had them fully tarp the roof sheathing every day. It was $600 and well worth it. It poured every day before the roof was dried in and the sheathing for the house and garage stayed perfectly dry. They have done a great job.

Dorothy

I'm taking bids to frame a house in the Seattle, Wa area (actually about 30 miles east of Seattle). I've been getting bids ranging from $25,000 on the low end, to $64,000 on the high end (yeah, figure THAT one out!).

The house is 4,100 feet of heated area, 950 feet of garage, and 325 feet of porch. I'm still trying to understand that dollar spread.

Hi, I'm in Cupertino, CA (Bay Area, near San Jose or San Francisco) and I'm looking for information about how to price framing for a remodel project that will add 500 sf to my house. The project consists of two disjoint areas: a 450 sf plain, rectangular extrusion of the side of the house, extending the simple gable roof line + 50 sf to move a wall in the courtyard/entrance (creating a tiny new gable over the front door to cut into old roof). I have a crawl space (not concrete slab), so the framer's job will include purchasing materials, cutting into existing walls and roof, building new floor and walls, hanging about four doors and windows, and cleanup.

Assuming no complications and engineering issues, I'm wondering if anyone can provide data points for other geographic areas, or ideally for some place with a cost of living index similar to the bay area (i.e. very high). It's very hard for me to find local framers. "Everyone" in the Yellow Pages advertising construction or framing is a general contractor. I've managed to find one framer working on a neighbors house, but I couldn't believe his quote: $5,000 including everything. I have a friend who just completed a similar remodel himself (not using a contractor) and he said that number wouldn't even cover materials, and I should expect to pay $20-$25K. Looking at numbers on this thread of $3-$8/sf -- it's not clear which prices include what: material, floor, roof work, remodel work, etc., but it all sounds extremely low to me, but maybe it's just my location. Thanks, Jason

Craigslist:

1) Don't give them a dime up front. Never, ever, be in a position where you've paid in full until the job is done.

2) They'll ask for up-front money to buy materials. You need to buy those materials on your dime through their wholesale account (if they have one). Do not provide a check for materials unless it's made out to the supplier and you can confirm delivery.

3) Have them sign a release of lien... See contract docs.

4) Validate - ALL references. I mean all. Carefully validate.

Contractors completely have the upper hand on owner-builders. Be careful.

Hi Jason,

I am also living in Cupertino, and embarking on a similar project as yours. I need to rebuild part of the house that is on the slab with very weird roof line (350 sq ft), and I have had various builders come in, so the general quote is about $170-$185 per sq ft for everything from crawl space to drywall excluding fixtures.

I am wondering if you have a great architect to use, because I do not like the ones I interviewed so far, none of them have any idea for building cost so I can hardly pin a number to what they want to do. We can probably also share some information on the building materials and all that.

Thanks!

Jamie, we are about to build in Liberty Hill. Could you give me the name of your framer?

I sure will let him know you referred me.

A couple of questions>>>

Did the framing labor include installing the OSB sheathing as well as window/door installation?