RENOVATE BEFORE SELLING?
Before putting your investment property or home on the market, we should discuss why a few cost effective updates or renovations may help your home appeal to more buyers and essentially improve your chances of selling sooner.
When a buyer comes to view your home, make sure that you’ve showcased your exterior and interior space as best as possible. Attractive curb appeal and a welcoming front entrance is extremely important. First impressions are everything, and most buyers are looking for an easy move with as few repairs as possible. With a lot of homes to choose from, they are less likely to make compromises for a home that requires several improvements. Adding a few new features will not only help you get an offer, but will also give your REALTOR® the best negotiating position to attain the best price possible on your home. If you already have a couple of changes in mind, be sure to browse the estimates below.
This pricelist has been provided by the home inspection company, Pillar to Post, and reflects the average cost for supplies and installation of building material in the United States and Canada. Costs may vary depending on regions, upgrades, complexity of job and disposal fees. By reviewing this information you and your REALTOR® will be able to determine if any renovations are feasible for you and your family.
Pillar to Post Inspectors strongly recommend that you obtain a minimum of three written quotes from reputable licensed local contractors before proceeding with any remodeling or repairs.
Electrical Interior Upgrades
Garage/Driveway/Walkways Landscaping/Outdoor Lounge
Heating/Cooling Systems Plumbing & Misc.
Roof & Misc. Structure & Exterior
Swimming Pool/Hot Tub Average Life Expectancy
ELECTRICAL
Retrofit
Receptacle – rewire reverse polarity $50-$75
Standard light fixture $125-$200
Receptacle – replace conventional with GFCI $100-$125
Receptacle-CO/ALR (aluminum) $75-$100
Receptacle – stove/dryer $100-$125
Receptacle-conventional $125-$150
Receptacle-split $175-$250
Receptacle – exterior with cover $175-$250
Flourescent light fixture $180-$250
Ground-public system $90-$120
Ground-private system (with ground rods) $250-$300
Exhaust fan-bathroom $160-$175
Exhaust fan-oven $250-$300
Exterior light fixture $125-$250
Doorbell system $100-$120
Dryer duct $125-$175
Hardwired smoke detector $75-$125
Attic ventilator-mechanical $300
Baseboard heater (4′) $180-$550
Ceiling fan $250
UPGRADE
Breaker panel-auxilliary $125-$300
Circuit breaker (replace) $75-$100
Knob and tube wiring (replace) $7,500-$12,000
200 amp (existing panel) $1,200-$1,500
120/240 volt circuit $250-$500
Breaker panel-main $750-$900
100 amp (new panel) $1,200-$1,500
100 amp (existing panel) $750-$1,000
200 amp (new panel) $2,000-$2,500
GARAGE / DRIVEWAY/ WALKWAY
Driveway
Concrete (stamped) $6-$10 / sq.ft.
Interlock brick/stone $8-$10 / sq.ft.
Asphalt paving (existing base) $4-$6 / sq.ft.
Asphalt paving (new base) $4-$7 / sq.ft.
Asphalt (seal) $60-$75
GARAGE
Detached block-single $20,000+
Detached block-double $25,000+
Removal of existing garage $1,500+
Detached carport $5,000+
Detached wood frame-single $10,000+
Detached wood frame-double $15,000+
OVERHEAD DOORS
Wood-double (sectional) $1,800
Metal-single (one piece) $850
Metal-double (one piece) $1,250
Wood-single (one piece) $1,000
Automatic garage door opener $450
Cladboard-single $600-$800
Cladboard-double $1,000-$1,200
HEATING AND COOLING
Air Conditioner/Heat Pump
Heat recovery ventilator (HRV) $1,800-$2,500
Heat pump $5,000-$6,000
Central A/C attic mounted;separate duct $10,000
Compressor (replace) $1,500-$1,700
Condenser (replace) $1,800-$2,500
Air handler 3-ton (vertical) $1,400-$1,800
Air handler 3-ton (horiziontal) $1,800-$2,000
Central a/c existing duct $1,800-$3,000
FORCED-AIR SYSTEM
Metal lin.ft.(existing chimney flue) $600-$1,000
Gas-high efficiency $3,500-$4,500
Humidifier-drum type $100-$150
Humidifier-flow through type $400-$450
Convert hot water to forced air (1 story) $7,500-$10,000
Electronic air filter $600-$900
Gas-mid efficiency $2,500-$3,000
Blower/motor $350-$500
Clean duct $180-$300
Convert oil to gas (1 story) $2,500-$3,000
Air duct (new) $4,000
Air duct (retrofit) $6,000
Annual service $100-$150
HOT WATER SYSTEM
Radiator/boiler removal $1,500-$2,500
Radiator $600-$900
Radiator valve $125-$200
Gas boiler-standard $3,000-$4,500
Gas boiler-high efficiency $6,500-$10,000
Removal of oil tank from basement $400-$600
Circulating pump $600-$750
Cast iron radiator $600-$700
Expansion tank $300-$400
INTERIOR
Ceiling/Wall
Walls painting (3 coats) $1 / sq.ft.
Wallpaper $5-$10 / sq.ft.
Plaster (over existing plaster) $2-$3 / sq.ft.
Stucco / stipple $2 / sq.ft.
Walls (insulations/drywall) $3 / sq.ft.
Acoustic ceiling (suspended) $5 / sq.ft.
Baseboard/door/window casing $3 / lin.ft.
Drywall over plaster $2-$3 / sq.ft.
DOORS
Patio $2,000
Storm-aluminum $200-$300
Exterior – panel $1,000
Interior panel $500
French $1,000
Bi-fold-louver $800
Bi-fold-panel $600
Custom with casing /hardware $500
FIREPLACES
Metal box insert $1,000-$2,500
Masonry with flue rough-in $5,000
Wood stove $1,500-$3,000
Glass door $500
Hearth extension $400
Flue cleaning $150
Damper $150
Brick replacement $400-$1,000
Gas insert $2,500-$4,000
FLOOR
Hardwoord – refinish $2-$5 / sq.ft.
Vinyl – sheet $3-$8 / sq.ft.
Vinyl – tile $3-$8 / sq.ft.
Ceramic tile $5-$10 / sq.ft.
Hardwood $5-$10 / sq.ft.
Hardwood (prefinished) $10-$15 / sq.ft.
Carpet-clean $100 / room
Carpet-outdoor $2 / sq.ft.
Carpet and underpad $5-$10 / sq.ft.
INSULATION
R32 – batt $1-$2 / sq.ft.
R32 – loose $1-$4 / sq.ft.
Wall/roof cavity $1-$4 / sq.ft.
Rigid exterior (prior to finish) $1-$1 / sq.ft.
R20 – batt $1-$1 / sq.ft.
R20 – loose $-$1 / sq.ft
KITCHEN / BATHROOM
Kitchen renovation $7,500
Bathroom renovation $5,000
Kitchen cabinet $50-$100 / lin.ft.
Kitchen counter-laminate $40 / lin.ft.
Kitchen counter-marble $75 / lin.ft.
SECURITY SYSTEM
Wired system $1,500
Wireless motion detectors $500
Alarm monitoring $30 / month
Alarm system $2,500
Intercom system (retrofit) $1,500
STAIRS / RAILING
Stair railing $40-$60 / lin.ft.
Curved stair – oak $7,000+
Spiral stair – oak $5,000+
Standard stair – oak $1,000+
WINDOWS
Storm-aluminum $75-$175
Thermal glass (existing frame) $30 / sq.ft.
Skylight $750+
Slider-aluminum $30 / sq.ft.
Slider-aluminum (replace) $25 / sq.ft.
Casement $60 / sq.ft.
Double hung $50 / sq.ft.
Double hung (replace) $40 / sq.ft.
Awning $50 / sq.ft.
Awning/casement (replace) $45 / sq.ft.
Bay/bow $50-$60 / sq.ft.
LANDSCAPING / DECK / PATIO / FENCE
Deck
Pressure treated/cedar $15-$25 / sq.ft.
Custom designed & built $50-$75 / sq.ft.
FENCE
Reset post in concrete $75
Chain – link (4 ft.) $10-$15 / lin.ft.
Wood – cedar (5 ft.) $15-$25 / lin.ft.
Wood – presure treated (5 ft.) $10-$20 / lin.ft.
LANDSCAPING
Lay soil & sod $2-$5 / sq.ft.
Sprinkler system $1,000
Retaining wall-concrete $50 / sq.ft.
Retaining wall-wood $40 / sq.ft.
PATIO
Patio stone $6 / sq.ft.
Concrete $15-$20 / sq.ft.
Flagstone/fieldstone $20 / sq.ft.
Interlock brick/stone $10-$15 / sq.ft.
PORCH
Steps-concrete $500
Steps-wood $300
Flooring $7 / lin.ft.
Railing $200
Skirting $20 / lin.ft.
MISC. & PLUMBING
General
Central vacuum (retrofit) $1,000-$2,000
Central vacuum (canister only) $1,000-$1,500
BATHROOM
Whirlpool bath/faucet $4,000
Toilet-unclog $125-$200
Tub enclosure-ceramic tile $2,500-$3,000
Tub enclosure-plastic $600-$1,200
Toilet-flush mechanism $125-$150
Toilet-replace $400
Toilet-replace seal $125-$250
Shower connection $250
Shower stall -plastic $900-$1,900
Shower stall-ceramic tile $2,500-$3,000
Basin-pedestal type $350
Basin-vanity $250
Bathtub-replace-retile $2,500
KITCHEN
Sink – porcelain $750-$850
Sink – stainless steel $600-$750
Dishwasher $650-$900
Garbage disposer $200-$400
Range hood $350-$500
PRIVATE PLUMBING SYSTEM
Well-submerisble pump $1,200
Well-suction / jet pump $600-$900
Sewage waste pump $1,500-$1,700
Well-shallow $30 / lin.ft.
Well-deep $40 / lin.ft.
Laundry tub and waste pump $500-$800
Septic tank (1000 gal.) $2,500-$5,000
Septic tank cleaning $180
UPGRADE
Water softner $900-$1,500
Waste drain lines $2,500-$4,000
Sump pump $175-$250
Supply lines-1 story; up to 2 baths $1,800-$2,500
Temperature and relief valve (replace) $60-$90
Laundry tub /connection $350-$500
Main water service $175-$200 / lin.ft.
Main shut-off valve $175-$300
Hose bib $120-$150
Hot water tank (40 Gal Electric) $450-$500
Hot water tank (40 Gal Gas) $600-$800
ROOF / EAVE / FLASHING /CHIMNEY
Chimney
Concrete cap (double flue) $200-$400
Rain cap $100
Reline flue $40-$50 / lin.ft.
Chimney extention $150-$250 / lin.ft.
Chimney repointing $7-$10 / brick
Concrete cap (single flue) $100-$250
FLASHING
Valley flashing $20-$30 / lin.ft.
Wall flashing $5-$6 / lin.ft.
Parapet wall flashing $30 / lin.ft.
Roof vent $100
Reflash skylight $400-$600
Chimney flashing (sloped asphalt) $250-$400
Chimney flashing (flat built-up) $350-$500
Metal cricket at chinmney $250-$400
FLAT ROOFS
Roll roofing asphalt (90lb) $1-$2 / sq.ft.
4 ply (tar and gravel) $5-$10 / sq.ft.
Single ply membrane $5-$10 / sq.ft.
GUTTERS
Downspout extension $15
Soffits/fascia (Aluminum) $15 / lin.ft.
Gutter cleaning $150
Gutter/downspout -aluminum $6-$8 / lin.ft.
Gutter/downspout -galvanized $5-$6 / lin.ft.
SLOPED ROOFS
Wood shake/shingle $5-$7 / sq.ft.
Slate tile $30-$50 / sq.ft.
Cedar shake/shingle $6-$9 / sq.ft.
Clay tile $15-$20 / sq.ft.
Concrete tile $8-$12 / sq.ft.
Asphalt shingle (over existing) $1-$2 / sq.ft.
Asphalt shingle (strip & re-shingle) $3-$4 / sq.ft.
Asphalt shingle (high quality) $4-$6 / sq.ft.
STRUCTURE/EXTERIOR
Exterior Door
Patio door-brick wall (6ft) $2,500-$3,500
Patio door-wood wall (6ft) $2,000-$3,000
Aluminum storm door $350
Metal insulated door $650-$750
Patio door-replace $750-$1,500
STRUCTURE
Roof sheathing (replace) $5-$7 / sq.ft.
Underpinning $300-$500 / lin.ft
Termite prevention (chemical soil treatment) $2,000
Remove bearing wall $2,000-$3,000
Remove partition wall $800-$1,600
Re-support floor joist (sistering) $300-$500
Foundation cracks (injection method) $400
Lintel (masonry wall) $500-$750 / lin.ft
Lower basement $200-$400 / lin.ft
Basement support post/foundation $500
Excavation/waterproofing $120-$150 / sq.ft.
Foundation cracks (excavation method) $500-$1,000
Addition (foundation to roof) $90-$120 / sq.ft.
Basement entrance $5,000-$10,000
Basement main beam $2,000
WALL SYSTEM
Brick repainting $5-$7 / sq.ft.
Cedar siding $9-$12 / sq.ft.
Brick veneer $9-$21 / sq.ft.
Brick cleaning (unpainted) $2+ / sq.ft.
Brick cleaning (painted) $5+ / sq.ft.
Stucco $9-$11 / sq.ft.
Vinyl siding $4-$5 / sq.ft.
Aluminum siding $4-$5 / sq.ft.
SWIMMING POOL / HOT TUB
General
Pump/filter $1,500
Hot tub fiberglass $5,000+
Pool-vinyl lined (16 ft. X 40 ft.) $10,000+
Pool-concrete lined (16 ft. X 40 ft.) $15,000+
Pool heater $2,000
LIFE EXPECTANCY
COMPONENT AVERAGE LIFE (YRS.)
Roof Covering
Asphalt standard shingle 12-15
Asphalt premium shingle 15-30
Wood shingle 10-20
Concrete/clay tile 20-40
Asbestos cement 40-80
Slate tile 40-80
Roll roofing 5-15
Tar and gravel 15-25
Metal 60
Heating
Forces air furnace 10-25
Oil tank 20
Water/steam boiler-welded steel 15-30
Water/steam boiler-cast iron 30-50
Water/steam circulating pump 10-25
Cooling
Centeral air 10-15
Heat pump 10-15
Winder-air conditioning 10-20
Plumbing
Galvanized water pipe 20-25
Hot water heater 5-15
Septic/sewer pump 5-10
Well pump 10
Appliances
Dishwasher 5-12
Dryer 10-25