Average Life Cycles
Houses are built to last for a lifetime, but there are certain systems or components that wear out periodically, and will need to be replaced on a fairly regular time cycle.
The following life cycles are based upon the manufacturers suggested service-life. The life-expectancy of some components will vary with the severity of local weather, the design, quality of installation, and the level of maintenance it has received.
Estimated Costs to Repair, Replace, or Upgrade
The following estimated costs to repair/replace/upgrade certain components and/or systems have been compiled with the help of many local builders, engineers, remodelers, and service contractors. They are intended to be used only as ballpark estimates to assist in establishing a general maintenance budget and for general information.
These costs are approximate estimates and should not be construed as a bid to repair/replace/upgrade a certain component or system, nor is it a guarantee that a specific contractor will perform the work for these exact costs. Actual bids can vary from contractor to contractor, and it is strongly suggested that a minimum of three (3) bids from competent and licensed contractors be reviewed prior to authorizing any work.
| Add 110v Circuit w/Breaker | $100-$200 |
| Add 220v Circuit w/Breaker | $125-$225 |
| Add Attic fan | $250-$350 |
| Add Bathroom Vent Fan | $75-$150 |
| Add Ceiling/Paddle Fan | $200-$300 |
| Add Smoke Detector (Battery) | $35-$50 |
| Add Smoke Detector (Electric) | $50-$100 |
| Caulk/Clean Entry Box & Cable | $50-$125 |
| Correct Reversed Polarity @ Outlet/switch | $40 min. + $7.50 ea. |
| Replace 110v Circuit Breaker | $35-$60 |
| Replace 220v Circuit Breaker | $55-$85 |
| Replace Attic Fan | $150-$250 |
| Replace Bathroom Vent Fan | $35-$75 |
| Replace Ceiling/Paddle Fan | $125-$175 |
| Replace Faulty Switch/Outlet | $35-$55 |
| Replace GFIC Breaker/Outlet | $75-$100 |
| Replace Faulty Light Fixture | $35-$125 |
| Replace Faulty Smoke Detector | $25-$75 |
| Replace Knob & Tube Wiring | $2-$3 psf house |
| Upgrade Electrical Panel to 100 amp | $600-$900 |
| Upgrade Electrical Panel to 150 amp | $800-$1100 |
| Upgrade Electrical Panel to 200 amp | $1200-$1500 |
| Upgrade Fused Panel Box with Breakers | $800-$1500 |
| Upgrade Regular Outlet/Switch to Aluminum Compatible Type (CO/ALR) | $50 min. +$10-$20 ea. |
| Add/Enclose 1/2 Bath @ Basement | $1500 & up |
| Add/Enclose 3/4 Bath @ Basement | $2000 & up |
| Clean Out Drain w/Snake | $60-$100 |
| Cure Simple Leak (Service Call) | $50-$75 |
| Extend Water Heater Overflow Drain Line (to within 6" of floor) | $35-$65 |
| Install Fiberglass Bathtub/Surround | $700-$1000 |
| Install Fiberglass Shower Stall | $500-$800 |
| Install Glass Shower Doors | $150-$250 |
| Install Ice Maker Water Line | $45-$75 |
| Install Whirlpool Tub | $1500 & up |
| Regrout Tile @ Bath/Shower | $75-$175 |
| Repair/Replace Drain or Trap | $55-$105 |
| Repair/Replace Faucet Set | $55-$135 |
| Replace Bathtub & Ceramic Tile | $1200 & up |
| Replace Drain/Sewer Lines | $15-$30 plf/min. |
| Replace/Extend Gas Lines (inside) | $10-$15 plf/min. |
| Replace Shower, Pan, Mud, & Tile | $1000 & up |
| Replace Galvanized Water Lines | $7-$10 plf ($750 minimal) |
| Replace Sink Basin | $150 & up |
| Replace Sump Pump (existing pit) | $150-$275 |
| Replace Toilet | $200-$400 |
| Replace Toilet Ring (wax seal) | $70-$125 |
| Replace Water Heater (30/40 gallon) | $225-$400 |
| Replace Water Heater (52 gallon) | $300-$475 |
| Replace Water Heater Element / T-Stat | $75-$125 |
| Replace Water Heater Pressure Relief Valve | $45-$85 |
| Retile & Mud @ Bath/Shower Enclosure | $700-$1500 |
| Add Garage Door Opener | $250 & up |
| Add Icemaker @ Refrigerator | $150 & up |
| Add Range Hood | $150-$275 |
| Add Spacesaver Microwave | $550 & up |
| Add or Replace Washer / Dryer Set | $750 & up |
| Repair/Replace Oven Element | $50-$100 |
| Repair/Replace Dishwasher Gasket | $40 & up |
| Repair/Replace Oven Gasket | $50 & up |
| Repair/Replace Refrigerator Gasket | $75 & up |
| Repair/Replace Range Burner | $50-$100 |
| Replace Cooktop | $250 & up |
| Replace Cooktop w/Downdraft & Grill | $600 & up |
| Replace Dishwasher | $400 & up |
| Replace Double-Oven | $825 & up |
| Replace Garage Door Opener | $200 & up |
| Replace Garbage Disposal | $125-$250 |
| Replace Range (standard) | $450 & up |
| Replace Range (continuous/self cleaning) | $550-$600 & up |
| Replace Refrigerator (18 cu. ft.) | $725 & up |
| Replace Range Hood | $125 & up |
| Replace Trash Compactor | $400 & up |
| Replace Window Air Conditioner | $350-$750 & up |
| Install Fireplace (metal/prefab) | $1500 & up |
| Install Fireplace (masonry) | $2500 & up |
| Install/Replace Counter-Tops (Formica) | $32 plf & up |
| Install/Replace Counter-Tops (Ceramic) | $10 plf & up |
| Install/Replace Counter-Tops (Corian) | $100 plf & up |
| Install/Replace Floorcovering (Carpet/Pad) | $2.50 psf & up |
| Install/Replace Floorcovering ( Hardwood) | $6.00 psf & up |
| Install/Replace Floorcovering (Parquet) | $4.50 psf & up |
| Install/Replace Floorcovering (Tile) | $5.00 psf & up |
| Install/Replace Floorcovering (Vinyl) | $2.00 psf & up |
| Install/Replace Kitchen Cabinets | $135 plf & up |
| Install/Replace Wood Paneling | $32 per sheet & up |
| Insulate Attic to R/30 | $0.40 to $0.75 psf |
| Insulate Crawlspace Ceiling (R/19) | $0.50 to $1.00 psf |
| Paint & Prep Walls/ Ceilings | $0.85 psf & up |
| Refinish Damaged Wood Flooring | $1 psf & up |
| Remove Frame Walls (not structural) | $35 plf & up |
| Replace Interior Door | $75-$175 ea. |
| Replace Window Glass (single pane) | $15 p/pane & trip |
| Replace Window Glass (double pane) | $50 p/pane & trip |
| Replace/Repair Window Glazing | $40 min. & $10 ea. |
| Replace/Repair Damaged Drywall | $100 min. & $1 psf |
| Spray Texture Ceiling (no prep) | $100 min. & $1 psf |
| Hang New Wallpaper | $0.65 -$1.25 psf & up |
| Remove Old Wallpaper | $0.25 -$0.50 & up |
| Add Fill Dirt/Regrade @ Foundation | $200 & up |
| Add Splashblocks @ Downspouts | $10-$15 ea. |
| Add Swale @ Yard to Improve Drainage | $3-$5 plf |
| Add/Replace Atrium Door | $600-$100 |
| Add/Replace Entry Door (metal) | $250-$450 |
| Add/Replace Entry Door (wood) | $200-$400 |
| Add/Replace Sliding Door | $450-$750 |
| Add/Replace Storm Doors | $200-$300 ea. |
| Add/Replace Storm Windows | $50-$125 ea. |
| Add/Replace Windows | $150-$450 ea. |
| Install Aluminum/Steel Siding | $2.50-$3.00 psf & up |
| Install/Repair Hardboard/Wood Siding | $1.25 psf & up |
| Install Vinyl Siding | $1.75 psf & up |
| Overlay Asphalt @ Driveway | $1 psf & up |
| Rebuild/Repair Retaining Wall | $25-$45 psf |
| Remove/Replace Concrete Drive/Walk | $5 psf & up |
| Repaint/Scrape Hardboard/Wood Siding | $1 psf & up |
| Replace Double Garage Door | $500 & up |
| Replace Single Garage Door | $350 & up |
| Replace Wood Deck & Stairs | $9-$15 psf |
| Replace Wood Columns @ Porch/Deck | $50-$125 ea. |
| Replace Wood Stairs @ Deck | $150-$300 avg. |
| Repoint/Tuckpoint Masonry | $2-$5 psf & up |
| Waterproof Foundation/Add Drain Tile | $15-$20 plf |
| Align & Respike Gutters | $100 & up |
| Clean Gutters/Downspouts | $50-$75 & up |
| Install Aluminum Gutters/Downspouts | $3-$5 plf |
| Install Asphalt/Fiberglass Shingles (nail over existing roofing) | $0.60-$1.00 psf |
| Install Asphalt/Fiberglass Shingles (tear off old roofing) | $1.00-$1.50 psf |
| Repair Slate/Tile Roof | $35 p/slate/tile |
| Replace Roll Roofing | $1.00-$1.25 psf |
| Replace Ridge Shingles/ Wood Roof | $3 plf & up |
| Spot Maintenance/Wood Roof | $100 min. + $150 p/sq. |
| Strip/Replace Tar/Gravel Roof | $3-$5 psf |
| Strip/Reroof w/Cedar Shingles | $4-$6 psf |
| Strip/Reroof w/Cedar Shakes | $5-$7 psf |
| Add/Replace Skylight | $250-$500 |
| Add Ridge Vents | $10-$15 plf |
| Add Roof Vents (passive caps) | $25-$50 ea. |
| Add Soffit Vents | $20-$30 ea. |
| Caulk/Repair Flashing Leak | $50 & up |
| Clean/Sweep & Evaluate Chimney/Flue | $75-$150 |
| Install Rain Cap @ Chimney | $75 & up |
| Reline Chimney/Flue | $750-$1800 |
| Repair/Redo Mortar Cap @ Chimney | $75-$150 & up |
| Rebuild Chimney Above Roof Line | $100-$150 plf |
| Repoint Chimney Above Roof Line | $12-$15 p/row of bricks w/$150 min. |
| Repoint Firebrick @ Fireplace | $100-$300 |
| Repair/Replace Flashings @ Chimney | $100 & up |
| Repair/Replace Flashings or Valley | $3 plf & up w/ $100 min. |
| Replace Vent Collar @ Roof | $35-$50 |
| Add Metal Support Pole (3"x8') | $50-$60 ea. |
| Add Steel I-Beam (W10x15) | $11 plf & up |
| Labor to Set Beam/Pole | $4 plf & up |
| Build/Rebuild Detached Garage | $15-$25 psf |
| Build/Repair Retaining Wall | $25-$45 psf |
| Brickwork (labor to set & metals) | $5.50 psf & up |
| Stonework (labor to set & metals) | $8.50 psf & up |
| Remove/Replace Concrete Slab | $6.50 psf & up |
| Repair/Replace Concrete Block Walls | $120 plf & up |
| Repair/Straighten 8' Concrete Wall | $275 & up p/beam |
| Replace Rotten/Damaged Joist | $100-$250 ea. |
| Replace Rotted Sill Beam w/Concrete | $50 plf & up |
| Underpin Sagging Joist & Pier | $150-$300 ea. |
| Underpin Corner of House | $2500 & up |
| Underpin/Replace Foundation | $300 plf & up |
| Underpin/Straighten Brick Chimney | $1200-$2500 |
Stoffer Inspections, L.C. (785) 766-0600
1-800-966-0601
Fax (785) 842-9267