Life Cycles and Costs
Download Lifecycle PDFTHE FOLLOWING COSTS ARE BALL PARK ESTIMATES FOR A TYPICAL THREE BEDROOM HOME. WHERE APPROPRIATE, TYPICAL LIFE EXPECTANCIES ARE INCLUDED IN PARENTHESIS. THE LIFE EXPECTANCY OF SOME COMPONENTS WILL VARY WITH THE SEVERITY OF WEATHER IN THE REGION. THE DESIGN, QUALITY OF INSTALLATION AND LEVEL OF MAINTENANCE CAN ALSO DRASTICALLY AFFECT LIFE EXPECTANCY.
There are many factors that affect costs:
- Access...How difficult is it to get to? Crawlspaces are harder to work in than basements. Three-story roofs are harder to work on than bungalow roofs. Steep roofs are more difficult than low slope roofs.
- Height…If you need to build scaffolding to get to the chimney, chimney repairs will cost more.
- Complexity of job…Roofs with lots of dormers and skylights are more expensive.
- Weight...Heavy roofing materials are hard to carry up the ladder.
- Disposal costs…Costs to get rid of the old materials vary and can be significant.
- Amount and difficulty of preparation work…Painting is not as expensive as stripping, scraping and sanding to get ready to paint.
- Cost of materials…Clear cedar siding costs more than paint grade wood, which costs more than vinyl siding.
- Availability of materials...Cedar roofing is significantly less expensive on the west coast, than in the east.
- Installation technique...It costs more to glue and screw subflooring in place than to nail it. It costs more to put deck posts on a footing than on the ground.
- Amount of labor...It takes longer to lay a ceramic tile floor than a sheet vinyl floor.
- Skill level of labor...It costs more to tape drywall than to hang it. It costs more to paint a faux finish than a flat finish. Plumbers cost more than handymen.
- Scarcity of labor...In many areas it is hard to find people who do plaster rather than drywall, or work on steam boilers rather than forced air heat.
- Quality of system...Furnaces can cost $2,000 to $8,000, depending on their quality and features. It's a lot like buying a car.
- Economic conditions...Are trades people generally busy and not looking for work, or very slow and anxious to do any job? Is the market competitive, or are there only one or two companies that can do what you are looking for?
- Time of year...In many areas, there are construction seasons that depend on the weather, and renovations and repairs will be more expensive in the high season.
- Reputation of company…Are you looking for an industry leader or someone just getting started? The folks with good reputations and a long list of satisfied clients referring work to them will be harder to find, and more expensive to engage.
Table of Contents
- Home Improvment
- Roofing
- Exterior
- Structure
- Electrical
- Heating
- Cooling and Heat Pumps
- Insulation
- Plumbing
- Interior
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HOME IMPROVEMENT PROJECTS |
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According to Remodeling Magazine, here are some national average costs for common remodeling projects in the U.S. |
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BATHROOM |
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1.Bathroom remodel |
$16,000 |
Roughly $450/sq. ft. |
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2.Bathroom remodel
Premium quality (Larger bathroom) |
$50,000 |
Roughly $500/sq. ft. |
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KITCHEN |
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3.Major kitchen remodel |
$55,000 |
Roughly $275/sq. ft. |
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4.Major kitchen remodel
Premium quality |
$110,000 |
Roughly $550/sq. ft. |
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BASEMENT AND FAMILY ROOM |
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5.Basement remodel (includes small bath and wet bar) |
$60,000 |
Roughly $100/sq. ft. |
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Family room addition |
$80,000 |
Roughly $200/sq. ft. |
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GARAGE |
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7.Garage - New detached
(2 car, including electrical) |
$54,000 |
Roughly $80/sq. ft. |
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8.Garage - New detached Premium quality |
$82,000 |
Roughly $121/sq. ft. |
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ROOFING |
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9.Re-roofing with asphalt
shingles (includes stripping old roofing, new underlayment and flashings) |
$18,000 |
Roughly $6/sq. ft. |
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10. Re-roofing with sheet
steel roofing (includes stripping old roofing, new underlayment and
flashings) |
$33,000 |
Roughly $11/sq. ft. |
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SIDING |
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11.Re-siding with vinyl |
$10,000 |
Roughly $8/sq. ft. |
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12. Re-siding with fiber cement |
$13,000 |
Roughly $10/sq. ft. |
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WINDOWS |
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13. Replace 10 windows with
wood |
$11,000 |
Roughly $1,100/window or $75/sq. ft. |
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14. Replace 10 windows with
premium quality wood windows |
$17,000 |
Roughly $1,700/window or $110/sq. ft. |
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DECK |
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15. Install wood deck (includes railing, bench and steps) |
$10,000 |
Roughly $30/sq. ft. |
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Install composite deck (includes railing, bench and steps) |
$15,000 |
Roughly $50/sq. ft. |
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ROOFING/FLASHINGS/CHIMNEYS |
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SLOPED ROOF |
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1.Strip asphalt shingles |
$0.75-$1.50 per sq. ft. |
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2.Re-roof with
conventional asphalt shingles |
$2.00-$4.00 per sq. ft. (twelve to twenty yrs) |
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3.Re-roof with premium
quality asphalt shingles |
$4.00-$8.00 per sq. ft. (twenty to thirty yrs) |
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4.Strip and re-roof with
cedar shingles or shakes |
$9.00-$18.00 per sq. ft. (twenty to thirty-five yrs) |
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5.Install concrete tile
roofing (assuming no structural
reinforcement) |
$8.00-$16.00 per sq. ft. (fifty yrs and up) |
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6.Install new slate roof |
$30-$60 per sq. ft. (forty to two-hundred yrs) |
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7.Repair loose slates or tiles |
$25-50 per slate/tile (minimum $1000) |
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8.Install roll roofing |
$1.50-$3.00 per sq. ft. (five to ten yrs) |
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FLAT ROOF |
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9.Install built-up tar
and gravel roof |
$10.00-$20.00 per sq. ft. (fifteen to twenty yrs) (minimum $1000) |
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10. Install modified
bitumen roof membrane |
$8.00-$i6.00 per sq. ft. (fifteen to twenty-five yrs) (minimum $1000) |
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11.Improve flat roof
drainage prior to installation of new membrane |
$2.00-$4.00 per sq. ft. |
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12. Paint modified bitumen
membrane |
$0.50-$1.00 per sq. ft. (minimum $200) |
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13. Install sheet metal on
small roof surfaces |
$10.00-$20.00 per sq. ft. (minimum $1000) |
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FLASHINGS |
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14. Reflash standard chimney: -asphalt shingle roof -built-up or modified bitumen membrane |
$500-$1000 $700-$1500 |
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15. Install metal cricket
at wide chimney |
$400-$800 |
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16.Reflash standard skylight: -asphalt shingle roof -built-up or modified bitumen membrane |
$500-$1000 $700-$1500 |
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17. Repair valley flashings
on existing roof |
$25-$50 per lin. ft. (minimum $600) |
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18.Replace parapet wall
flashing |
$20-$50 per lin. ft. (minimum $600) |
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CHIMNEY |
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19. Rebuild typical chimney
above roofline: (scaffolding not
included) -single flue (minimum
$1000) -double flue (minimum $1000) |
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$150-$300 per lin. ft. $200-$400 per lin. ft. |
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Repoint typical chimney above roof line: (scaffolding not
included) -single flue (minimum
$400) -double flue (minimum $400) |
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$20-$40 per row $25-$50 per row |
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Install concrete cap on typical chimney: -single flue -double flue |
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$250-$500 $400-$800 |
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22.Install rain cap on
typical chimney |
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$200-$300 each |
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EXTERIOR |
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GUTTERS AND DOWNSPOUTS |
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1.Install galvanized or
aluminum gutters and downspouts |
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$5.00-$10.00 per lin. ft. (twenty to thirty yrs) |
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2.Install copper gutters
and downspouts |
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$15-$30 per lin. ft (fifty to one hundred yrs) |
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Install aluminum soffits and fascia |
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$8.00-$16.00 per lin. ft. |
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4.Install -aluminum siding -vinyl siding -fiber cement siding |
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$4.00-$8.00 per sq. ft. $6.00-$12.00 per sq. ft. $7.00-$14.00 per sq. ft |
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5.Install and finish wood
siding using: -cedar -paint grade |
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$8.00-$16.00 per sq. ft. $6.00-$12.00 per sq. ft |
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6.Install stucco |
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$6.00-$12.00 per sq. ft |
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7.Repointing: -Soft mortar (minimum
$500) -Hard mortar (minimum $500) |
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$3.00-$6.00 per sq. ft. $5.00-$10.00 per sq. ft. |
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8.Replace deteriorated
bricks |
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$25-$50 per sq. ft |
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9.Rebuild parapet wall |
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$25-$50 per sq. ft |
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10. Painting (exclusive of
repairs): -trim only (soffits,
fascia, door and window frames) -trim and wall surfaces (wood, brick, stucco) |
$2000 and up (four to six yrs) $5000 and up (four to six yrs) |
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BASEMENT |
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11.Dampproof foundation Dampproof walls and install drainage tiles |
$150-$300 per lin. ft. (minimum $3000) |
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DRIVEWAY |
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12. Resurface existing
asphalt driveway |
$2.00-$4.00 per sq. ft. (ten to twenty yrs) |
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13. Seal asphalt driveway |
$0.30 per sq. ft. and up (one to three yrs) |
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14. Install interlocking
brick driveway |
$8.00-$16.00 per sq. ft. (fifteen yrs and up) |
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15. Install concrete
driveway (no pattern) |
$8.00-$16.00 per sq. ft. (thirty to forty yrs) |
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16.Install drain at bottom
of sloped driveway |
$2000 and up |
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PATIO |
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17. Install concrete slab
patio |
$5.00-$10.00 per sq. ft. (thirty to forty yrs) |
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18.Install concrete patio
stones |
$2.50-$5.00 per sq. ft. (thirty to forty yrs) |
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19. Rebuild exterior basement
stairwell |
$5000 and up |
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20.Install drain at
existing basement stairwell |
$750-$1500 |
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GARAGE |
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21. Build detached garage |
$70-140 per sq. ft. |
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22.Break wood/soil contact
at detached garage |
$25-$50 per lin. ft. (minimum $1000) |
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23.Demolish and remove detached
garage |
$1500 and up |
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24.Install garage door: -single metal one-piece -single wood sectional -double wood sectional |
$500-$1000 $700-$1400 $1200-$2500 |
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25.Install garage door
opener |
$300-$600 (eight to twelve yrs) |
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26.Build retaining wall: - wood - concrete |
$20-$40 per sq. ft. (minimum $500) $30-$60 per sq. ft. (minimum $500) |
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27.Replace porch steps : -wood -concrete |
$750 and up $1500 and up |
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28.Replace porch flooring |
$4.00-$8.00 per sq. ft. |
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29.Replace porch skirting |
$1o-$20 per lin. ft. |
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30.Replace step railing |
$400-$800 |
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31. Install fencing: -wood -chain link |
$20-$50 per lin. ft. $10-$20 per lin. ft. |
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32.Install lawn sprinkler
system |
$2000 and up |
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STRUCTURE |
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1.Underpin one corner of
house |
$5000 and up |
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2.Underpin or add
foundations |
$300 and up per lin. ft. (minimum $3000) |
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3.Lower basement floor by
underpinning and/or bench footings |
$150-$300 and up
per lin. ft. (minimum $5000) |
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4.Replace deteriorating
sill beam with concrete |
$60 and up per
lin. ft. (minimum $2000) |
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5.Replace main beam in
basement (unfinished) |
$4000 and up |
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6.Re-support joist by sistering another alongside |
$250 and up |
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7.Install basement
support post with footing |
$800-$1600 |
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8.Chemical treatment for
termites |
$2000 and up (ten to twenty yrs) |
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9.Termite inspection
performed by a specialist |
$200-$400 |
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10. Remove or open bearing
wall (exclusive of decorating) |
$2000 and up |
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Remove partition wall (exclusive of decorating) |
$2000 and up |
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12. Install door opening in
interior wall (exclusive of decorating) |
$750-$1500 |
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13. Rebuild arch above
window or door opening |
$1000 and up |
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14. Install lintel above
opening in masonry wall |
$1000 and up |
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15. Install exterior basement
stairwell |
$10000 and up |
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16.Build an addition: -foundation to roof -additional story |
$200-$400 per sq. ft. $150-$300 per sq. ft. |
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17. Install collar ties |
$30-$60 each (minimum $400) |
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18.Install lateral bracing
on collar ties |
$100-$200 |
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19. Replace roof sheathing |
$4.00-$8.00 per sq. ft. |
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ELECTRICAL |
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1.Upgrade electrical
service to 100-amps (including new panel and breakers) |
$1500-$3000 |
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2.Upgrade electrical
service to 100-amps (if suitably sized panel already exists) |
$800-$1600 |
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3.Upgrade electrical
service to 200-amps |
$1700-$3500 |
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4.Replace main ground: - home on public water
system - home on private well (Install ground rods) |
$200-$400 $300-$600 |
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5.Install new breaker
panel |
$700-$1400 (add $200 for 200A panel) |
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6.Install auxiliary breaker
panel |
$350-$700 |
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7.Replace circuit breaker
(20 amp or less) |
$100-$200 |
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8.Add 120-volt circuit
(microwave, freezer, etc.) |
$250-$300 |
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9.Install exterior outlet
with waterproof cover |
$150-$300 |
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10. Add 240-volt circuit
(dryer, stove etc.) |
$300-$600 |
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11.Add conventional
receptacle |
$200-$400 |
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12. Add kitchen split
receptacle |
$200-$400 |
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13. Replace conventional
receptacle with ground fault circuit interrupter receptacle |
$70-$140 ($200-$400 for kitchen) |
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14. Replace conventional
receptacle with aluminum compatible type (CO/ALR ) |
$60-$120 each (assuming several are required) |
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15. Upgrade entire house
with aluminum compatible connectors, receptacles etc. |
$1000-$2000 |
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16.Rewire electrical
outlet with reversed polarity |
$5-$10 each ($100 minimum) |
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17. Rewire entire house
from aluminum to copper wiring |
$750-$1500 per room |
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18.Replace switches (dimmer, standard, lighted etc.) |
$10-$20 each ($100 minimum) |
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19. Install standard light
fixture |
$100-$200 |
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20.Install exterior light |
$250-$500 |
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21. Install fluorescent
light fixture |
$150-$300 |
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22.Rewire entire house
during gut or renovations |
$750-$1500 per room |
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23.Replace knob & tube
wiring with modern wiring |
$1000-$2000 per room |
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HEATING |
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1.Install mid efficiency |
$2000-$5000 (eighteen to twenty-five yrs) forced-air furnace |
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2.Install high efficiency
forced-air furnace |
$3500-$8000 (fifteen to twenty yrs) |
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3.Annual service |
$200 minimum |
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4.Replace blower and/or
motor |
$350-$700 (ten to twenty yrs) |
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5.Replace induced draft
fan |
$600-$1200 |
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6.Install humidifier |
$300-$600 (five to ten yrs) |
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7.Install electronic air
filter |
$800-$1600 (ten to twenty yrs) |
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8.Install pleated air
filter |
$300-$1600 |
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9.Install mid efficiency
boiler |
$3500-$7000 (fifteen to twenty-five yrs) |
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10. Install high efficiency
boiler |
$3500-$12000 (fifteen to twenty-five yrs) |
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11.Replace refractory pot |
$300-$500 |
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12. Install circulating
pump |
$400-$600 (ten to twenty-five yrs) |
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13. Install expansion tank |
$300-$600 |
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14. Install backflow
preventer |
$250-$500 |
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15. Install chimney liner
(for gas) |
$500-$1000 |
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16.Install programmable
thermostat |
$200-$400 |
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17. Replace indoor oil tank |
$1200-$2400 |
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18.Remove oil tank: -interior -underground |
$600 and up $10000 and up |
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19. Replace radiator valve |
$300-$600 |
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20.Replace radiator |
$750-$1500 |
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21. Add electric baseboard
heater |
$250-$500 |
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22.Convert from hot water
heating to forced air: -bungalow -two story |
$10000-$20000 $15000-$30000 |
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23.Clean ductwork |
$300-$600 |
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24.Install heat recovery
ventilator |
$2500-$5000 |
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COOLING/HEAT PUMPS |
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1.Add central air
conditioning on existing forced-air system |
$3000 and up (ten to fifteen yrs) |
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2.Add heat pump on
existing forced-air system (dependent on source of heat) |
$4000-$8000 (ten to fifteen yrs) |
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3.Install independent air
conditioning system |
$10000-$20000 (ten to fifteen yrs) |
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4.Install ductless air
conditioning system |
$3000-$7000 (ten to fifteen yrs) |
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5.Annual service |
$200 minimum |
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INSULATION |
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1.Insulate open attic
area to modern standards |
$.8o-$1.6o per sq. ft. |
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2.Blow insulation into
flat roof, cathedral ceiling or wall cavity |
$2.oo-$4.oo per sq. ft. |
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3.Improve attic
ventilation (supplied while re-roofing) |
$30-$6o per vent |
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4.Install spray foam
insulation (typical 2 story, 3 bedroom) |
$5ooo-$1oooo |
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5.Insulate basement from
interior |
$1.oo and up per sq. ft. |
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PLUMBING |
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1.Replace galvanized
piping with copper: -per kitchen -per bathrooom |
$75o-$15oo $15oo-$3ooo |
NOTE: Figures do not include repairs to finishes after disruption |
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2.Replace public water
supply pipe to house (min $2000) |
$15o-$3oo per lin. ft. |
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3.Replace main shut off
valve |
$15o-$3oo |
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4.Install conventional
water heater |
$5oo-$1ooo (eight to twelve yrs) |
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5.Install induced draft
water heater |
$8oo-$16oo (eight to twelve yrs) |
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6.Install tankless water heater |
$25oo-$35oo |
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7.Typical monthly rental
of conventional water heater |
$1o-$2o |
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8.Replace toilet |
$5oo and up (thirty to forty yrs) |
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9.Replace toilet flush
mechanism |
$1oo-$2oo |
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10. Unclog or remove
obstruction from toilet |
$1oo-$2oo |
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11.Replace seal on toilet |
$15o-$3oo |
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12. Install bidet |
$7oo and up (thirty to forty yrs) |
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13. Replace basin: -vanity -pedestal |
$5oo and up (twelve to twenty yrs) $7oo and up (twelve to twenty yrs) |
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14. Replace faucet set |
$250 and up (ten to fifteen yrs) |
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15. Replace bathtub,
including ceramic tile |
$2000 and up (twenty to thirty yrs) |
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16.Install refinished claw
foot bathtub |
$2500 and up (fifteen to twenty yrs) |
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17. Replace bathtub/shower
faucet set |
$400 and up (ten to fifteen yrs) |
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18.Install whirlpool bath |
$3500 and up (fifteen to twenty-five yrs) |
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19. Re-tile bathtub
enclosure |
$1000-$2000 |
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20.Replace leaking shower
stall pan |
$1000-$2000 |
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21. Rebuild tile shower
stall |
$2500-$5000 |
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22.Install plastic bathtub
enclosure |
$500-$1000 (ten to fifteen yrs) |
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23.Install plastic shower
stall |
$1000-$2000 (ten to fifteen yrs) |
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24.Install bathroom
exhaust fan |
$300-$600 (five to ten yrs) |
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25.Install modest basement
bathroom |
$5000 and up |
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26.Replace laundry tubs |
$400-$800 (fifteen to twenty-five yrs) |
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27.Install laundry
facilities |
$1000 and up |
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28.Install kitchen sink: -single -double |
$500 and up (fifteen to twenty-five yrs) $800 and up (fifteen to twenty-five yrs) |
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29.Install solid waste
pump |
$1500-$3000 (five to ten yrs) |
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30.Connect waste plumbing
system to municipal sewers |
$5000 and up |
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31. Snake out obstruction
in main sewer line below yard |
$250-$500 |
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32.Repair collapsed or
damaged section of sewer line below yard |
$2000 and up |
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33.Install submersible
pump in well |
$1000 and up (ten to fifteen yrs) |
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34.Install suction or jet
pump for well |
$700 and up (ten to fifteen yrs) |
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35.Replace water tank for
pump |
$300-$700 |
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36.Install water softener |
$1000 and up (five to fifteen yrs) |
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37.Install outdoor faucet |
$300-$600 |
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38.Replace sump pump |
$350-$700 (two to seven yrs) |
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39.Install sauna |
$3000 and up |
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INTERIOR |
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1.Add drywall over
plaster |
$4.00-$8.00 per sq. ft. |
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2.Remove old plaster and
install drywall |
$5.00-$10.00 per sq. ft. (plus disposal costs ) |
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3.Add wire lath and new
plaster over existing plaster |
$5.00-$10.00 per sq. ft. |
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4.Spray stipple on
existing ceiling |
$2.00-$4.00 per sq. ft |
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5.Install suspended tile
ceiling |
$5.00-$10.00 per sq. ft. |
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6.Install drywall on
unfinished basement ceiling |
$5.00-$10.00 per sq. ft. |
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7.Sand and refinish
hardwood floors |
$2.00-$4.00 per sq. ft. |
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8.Install hardwood floors : -3/8 inch thick -3/4 inch thick |
$8 per sq. ft. $12 per sq. ft. |
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9.Install parquet
flooring |
$5-$10 per sq. ft. |
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10. Install ceramic floor
tiles |
$15 and up per sq. ft. |
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11.Install vinyl floor
tiles |
$3 and up per sq. ft. |
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12. Install sheet vinyl |
$6-$12 per sq. ft. |
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13. Install synthetic
wall-to-wall carpet |
$25-$50 per sq. yard |
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14. Install wool
wall-to-wall carpet |
$60 and up per sq. yard |
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15. Install laminate
flooring |
$3.00-$6.00 per sq. yard |
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16.Clean carpets |
$30 per room (minimum $120) |
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17. Replacement windows : -Sliding -Casement -Awning -Double hung -Fixed -Bay |
$40-$100 per sq. ft. $6o-$120 per sq. ft. $40-$1oo per sq. ft. $60-$120 per sq. ft. $35-$80 per sq. ft. $40-$100 per sq. ft. |
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18.Storm windows |
$200-$400 each |
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19. Convert coal-burning
fireplace to wood-burning unit (if possible) |
$4000 and up |
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20.Install masonry
fireplace: -with single flue
chimney -from rough-in |
$7000 and up $3000 and up |
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21. Install zero clearance
fireplace |
$3500 and up |
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22.Install gas fireplace (excluding interior finishes) |
$4000 and up |
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23.Install glass doors on
fireplace |
$300 and up |
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24.Clean fireplace chimney
flue |
$75-$150 each |
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25.Install fireplace
damper |
$700 and up |
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26.Install interior
hollow-core door |
$300-$600 |
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27.Install interior custom
wood door |
$450 and up |
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28.Install exterior door |
$750-$3000 |
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29.Install closer on
garage man door |
$200-$400 |
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30.Install storm door |
$500-$1000 (ten to twenty yrs) |
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31. Install sliding glass doors : -brick wall -wood frame wall |
$3500-$7000 $2500-$5000 |
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32.Replace sliding glass
door |
$2000-$5000 (ten to twenty yrs) |
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33.Install skylight |
$3000 and up |
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34.Install roof window or
ventilating skylight |
$1500 and up |
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35.Install kitchen
cabinets |
$300 and up per lin. ft. |
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36.Install kitchen counter |
$25 and up per lin. ft. |
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37.Install ceiling fan |
$500 and up |
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38.Install conventional alarm
system |
$1000 and up |
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39.Install central vacuum
system |
$1000-$2000 |
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40.Install central vacuum
canister only |
$500-$1000 |
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41. Paint interior (walls,
ceilings, doors, trim) of entire house |
$3000 and up (five to ten yrs) |
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42.Hang wallpaper |
$3.00 and up per sq. ft. |
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43.Urethane injection of
poured concrete foundation cracks |
$400-$800 each |
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44.Excavate and repair
foundation cracks |
$1000-$2000 each |
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45.Injection repair of tie
rod hole |
$250-$500 each |
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46.Install interior dampproofing system on inside of foundation walls |
$100-$150 per lin. ft. |
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47.Damp-proof foundation
walls and install perimeter drainage tiles |
$150-$300 per lin.
ft. (minimum $3000) |
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