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Virgin officials review three contractor estimates, plan follow-ups and separate roof work
Summary
Local building authority members reviewed three estimates to convert a former church into a town hall, identified large line-item differences (notably windows/doors and roof work), asked contractors for clarifications, and agreed to pursue the roof as a separate capital project while lining up a project manager to oversee the renovation.
Members of the Town of Virgin’s Local Building Authority reviewed three contractor estimates on Feb. 5, 2025, for renovating a former church into the town hall and agreed to seek more detail from bidders, narrow the field for final interviews and treat the roof separately as a capital project.
The discussion focused on substantial differences among the estimates. Two firms’ totals were “relatively close,” while a third estimate from Greg Savage was materially lower than the others, raising questions about omitted line items and contingencies. Authority members flagged differences in the roof approach and in the windows-and-doors line item as examples that require clarification before a contract is awarded.
Why it matters: The town holds a loan and funds earmarked for the renovation; large unexplained gaps between estimates could affect how much additional local money is needed and how quickly work can start. The authority said it wants clearer, comparable estimates before awarding a general-construction contract.
Key details and next steps
- Roof scope and costs: Two roof options from Stout Roofing tied to one bidder showed a full replacement at $83,600 and a metal-panel overlay option at $69,600; another firm (Virgin River Construction) proposed three options, with a quoted roof figure of about $65,000 depending on the option. Staff noted an important limitation: the overlay option is possible only if there is a single existing shingle layer; an additional tear-off would increase cost.
- Windows and doors: One contractor’s line for windows and doors was listed at about $114,000; another contractor’s comparable line appeared to be roughly $39,000, producing a significant discrepancy members asked to have explained in writing.
- Contingency and markups: One estimate included a 20% contingency/markup on change orders, another showed a 15% markup, and a third did not separately identify its markup. Members said a lower contingency rate could materially reduce total cost and asked bidders to clarify their contingency/markup approach.
- Additions and exclusions: One bidder included a $12,000 allowance for security cameras that the town had not requested; members asked contractors to strip or justify such extras so estimates are comparable.
- Timeline and contracting approach: Authority members favored narrowing to two finalists for detailed follow-up interviews and urged the town to consider hiring or designating a project manager (the architect who previously reviewed the site was mentioned as a candidate) to represent the town during construction. Members also discussed splitting the roof out of the renovation contract and funding it as a separate capital project to avoid triggering a more extensive code review for a larger renovation.
- Funding context: Members said the town has loan proceeds in hand for the renovation but recognized they likely will need supplemental funds if the higher estimates hold. Multiple members noted the bank has inquired about the town’s schedule for spending the money.
Meeting outcome and immediate assignments
- The local building authority closed the discussion by asking staff to: (1) invite the shortlisted contractors back for follow-up interviews next week (tentative meeting windows discussed for Wednesday or Friday); (2) request updated, line-by-line estimates clarifying markups, allowances and omitted items; and (3) investigate engaging a project manager to oversee the renovation.
- Members expressed consensus that roof work should proceed promptly and probably as a separate capital project so the renovation work can remain within a lower “level 1” renovation threshold for building-code purposes and avoid triggering a requirement for fire suppression system upgrades.
What remains open
Authority members did not award a contract. They directed staff to schedule contractor interviews, collect revised estimates and a proposed project-manager arrangement, and report back at the next meeting.
Ending
The local building authority adjourned and the same elected members then opened a town-council meeting to discuss a separate agenda item: recruitment and the process for hiring a town manager.
