A 12×20 shed is a popular size for homeowners seeking a substantial structure for storage, a dedicated workshop, or even an office. This dimension is large enough to accommodate significant utility while often remaining manageable within property setbacks. Determining the final cost to construct a 12×20 shed involves navigating a variety of choices, where the price can fluctuate dramatically based on material quality, construction method, and compliance requirements.
Estimated Total Cost Range
The total expenditure for a 12×20 shed can range widely, generally falling between a few thousand dollars for a basic DIY approach and tens of thousands for a high-end, professionally built structure. A budget-friendly project, typically utilizing a prefabricated kit and owner-provided labor for assembly, may cost between $2,400 and $7,200. The mid-range cost for a stick-built shed using quality standard materials and a mix of DIY and professional labor often lands in the $6,000 to $15,000 bracket. Premium, custom-designed sheds that incorporate advanced features, high-end finishing materials, and full contractor services can push the total cost well beyond $20,000, sometimes reaching as high as $36,000 for a fully finished building.
Material Choices and Pricing
The selection of materials represents the most significant variable in the overall budget, influencing both the immediate cost and the long-term durability. Framing expenses are determined by the quality and species of lumber chosen for the structural skeleton, with pressure-treated lumber often used for the floor system to resist moisture and decay. The cost of raw lumber for a wood-framed 12×20 shed can range from approximately $1,650 to over $3,500, depending on market conditions and grade selection. The exterior cladding presents a wide financial spectrum, with options like treated T1-11 plywood being a cost-effective choice, while vinyl siding or cedar clapboard can increase the budget significantly.
The roofing material contributes a notable portion of the material budget, with asphalt shingles being a common and economical choice, costing approximately $300 to $600 per 100 square feet of roof area. Alternatively, a metal roof offers superior longevity and enhanced weather resistance but can increase material costs. For the openings, pre-fabricated shed doors and basic vinyl windows offer functionality at a lower cost. Installing residential-grade insulated doors and custom windows can add hundreds of dollars per unit.
Labor Costs and Construction Methods
Labor expenses introduce another major cost differential, essentially dividing the project into two distinct construction methods: do-it-yourself (DIY) or professional contracting. For a DIY project, the cost is primarily time, though specialized tool rentals and the value of 40 to 80 hours of personal labor must be considered. This method relies on the owner’s skill set and is most cost-effective when assembling pre-fabricated kits, where a handyman might charge $50 to $150 per hour for assembly.
Hiring professionals shifts the cost from time to direct payment, with labor for a full custom stick-built project adding between $800 and $6,000 or more to the total cost, depending on complexity and location. A contractor manages all aspects, from site preparation to final inspection, typically charging $50 to $150 per hour for comprehensive labor. This is a significant expense that secures quality construction and saves the homeowner substantial time and effort.
Site Preparation and Permits
Before any structure can be erected, the site must be prepared and all local regulations must be satisfied. A 12×20 structure requires a stable foundation, with a simple foundation using pressure-treated skids or a gravel pad being the most affordable options. Professional gravel pad installation costs around $5.00 to $9.00 per square foot for a level site. A concrete slab provides a more permanent and robust foundation, costs more, but may be necessary for heavier structures or certain soil conditions. Site preparation costs increase substantially if the land is sloped or requires significant grading and obstruction removal.
A 12×20 shed, totaling 240 square feet, typically exceeds the common 120 or 200 square foot threshold that exempts smaller structures from permitting requirements in many jurisdictions, making both a zoning permit and a building permit necessary. Permit fees can vary widely by municipality, ranging from under $100 for a simple zoning approval to $500 to $2,000 for a full building permit. Running utility lines to the shed, such as a basic electrical subpanel installation for lighting and power outlets, adds another layer of expense, with electrical work costing $10 to $25 per linear foot, depending on the distance from the main house and the complexity of the required trenching.