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Cost Estimates

Castle Rock Inspection Services, Inc. does not perform or recommend others to perform any repairs or upgrades that we recommend in a property inspection report. We are often asked to provide approximate costs for the repairs and upgrades we describe. The following costs are intended as "ballpark" estimates for some of the more common reportable conditions we discover in typical San Francisco Bay Area residential buildings. You should not rely upon these figures for negotiating. If you need to know the actual cost of repairs and upgrades, we strongly recommend that you secure at least three separate bids from qualified individuals familiar with this type of work. Bids should always be obtained from licensed contractors.

Foundation
Install concrete cap on an existing foundation $125.00-$175.00 per lineal foot
Replace a foundation $200.00-$300.00 per lineal foot
Install anchor bolts $1500.00-$3000.00
Install shear walls in a garage $800.00-$1000.00
Install shear walls in a crawl space $2500.00-$4000.00
Extensive seismic upgrade
(bolting/shear walls/holdowns/gussets) $6000.00-$10000.00

Plumbing
Replace domestic water supply lines $1500.00-$2000.00 per floor
Replace main sewer line $4000.00-$6000.00
Replace a toilet $400.00-$600.00
Reset a toilet $100.00-$150.00
Install a gas line $35.00-$40.00 per lineal foot
Replace a faucet $150.00-$500.00
Install an air gap valve $100.00-$125.00
Replace a shower pan and retile a stall shower $3500.00-$4000.00
Install a sump pump $750.00-$1200.00
Replace a water heater (40 or 50 gallon) $400.00-$600.00
Strap and brace a water heater $100.00-$150.00
Install a temperature and pressure relief valve $100.00-$150.00
Elevate water heater 18 inches above garage floor $100.00-$300.00

Electrical
Upgrade service to 125 amps $2000.00
Upgrade service to 200 amps $3000.00
Replace circuit breaker $200.00 per breaker
Install GFCI receptacle $100.00- $125.00 per outlet
Install AFCI breaker $150.00- $185.00 per breaker
Ground receptacle $250.00 per outlet
Ground service equipment $400.00-$500.00
Bond above ground metal gas and water lines $250.00-$400.00
Add light and switch $250.00-$300.00 per outlet
Add 120 volt receptacle $200.00-$250.00 per outlet
Add 240 volt appliance circuit and receptacle $600.00-$800.00
Repair receptacle wired with reversed polarity $100.00 per outlet
Repair exposed wiring or running splices in garage $100.00-$300.00
Replace typical Federal Pacific Electric panel $800.00-$1000.00
Install substitute breakers in a typical
Federal Pacific Electric panel $600.00-$800.00
Repair outlets wired with aluminum $50.00-$75.00 per outlet

Heating And Air Conditioning
Install mid-efficiency gas-fired forced-air furnace $1500.00-$2000.00
Install high efficiency gas-fired forced-air furnace $2500.00-$3500.00
Install gas-fired wall heater $1200.00-$2000.00
Install gas-fired floor heater $1200.00-$2000.00
Install gas-fired space heater $1000.00-$1500.00
Service, clean, and tune gas-fired forced air furnace $200.00-$400.00
Replace gas-fired forced air furnace vent connector $250.00-$500.00
Replace ducts $1500.00-$2000.00
Install electrical resistance baseboard heating $400.00-$500.00 per unit
Install central air conditioning $2500.00-$3000.00
Service central air conditioning $350.00-$450.00

Exterior
Replace front steps and replace moisture membrane $7000.00-$10000.00
Rebuild exterior wooden stairs $2000.00-$2500.00 per story
Replace double-hung wooden window (single pane) $400.00-$600.00
Replace wooden fence $25.00-$35.00 per lineal foot
Replace concrete flatwork $4.50-$6.00 per square foot
Eliminate flatwork trip hazards (two or three) $150.00-$300.00
Paint exterior two colors $5000.00-$10000.00
Rebuild deck $30.00-$35.00 per square foot
Install concrete retaining wall $40.00-$50.00 per square foot
Replace rain gutters and downspouts $6.00-$8.00 per lineal foot
Interior painting $400.00-$500.00 per room

Interior
Interior painting $400.00-$600.00 per room
Refinish hardwood flooring $2.00-$2.50 per square foot
Install hardwood flooring $5.00-$7.00 per square foot
Refinish softwood flooring $2.50-$3.00 per square foot
Install battery operated smoke detector $40.00-$50.00 per detector
Install hard-wired smoke detector $200.00-$250.00 per detector
Remodel kitchen $35000.00-$75000.00
Remodel bathroom $7000.00-$10000.00
Rekey exterior door lock cylinder $100.00-$250.00 per door
Install a masonry fireplace $6000.00-$10000.00
Rebuild masonry firebox $600.00-$800.00
Replace fireplace flue $2500.00
Install prefabricated fireplace $4000.00-$6000.00

Roofing
To install one square or 100 square feet (10 x 10):
composition shingles $200.00-$300.00
wood shingles $400.00-$500.00
wood shakes $400.00-$600.00
gravel surfaced built-up $350.00-$500.00
cap sheet built-up $350.00-$500.00
modified bitumen $350.00-$500.00
tile $800.00-$1600.00
slate $1200.00

Strip roofing materials & install new sheathing $75.00-$125.00 per sq. foot
Install new rain gutters and downspouts $6.00-$10.00 per ft.
Install skylight $750.00 to $1500.00

Maintenance

Prevention Is The Best Approach
Although we've heard it many times, nothing could be truer than the old cliché An ounce of prevention is worth a pound of cure. Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes.

Feel free to print a copy of this page for your convenience.

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The Plumbing System:
Task Season Comments
Clean showerheads, aerators, and drain strainers. Spring Soak in warm vinegar. Use a pin to clean clogged openings.
Clear slow drains. Spring Fill wash basins, sinks, and tubs with 3 inches of water and allow to drain.
Check water lines, valves, and fixtures for leaks. Any season, once a year Look carefully for corrosion and slow leaks.
Open and close main and secondary water valves. Any season, once a year Close and open the valves to ensure that each is working correctly.
Test water heater T&P valve Any season, once a year Lift the valve handle. If water comes out, the valve is good. If no water discharges, the valve is bad and should be replaced. If water discharges, but won't stop, the valve is bad and should be replaced.
Drain sludge out of water heater Any season, once a year Mineral sludge can build up in bottom of water heater and reduce efficiency and service life.


The Electrical System:
Task Season Comments
Inspect receptacles and cords for wear Any season, once a year As electrical cords age, they can become brittle and crack, exposing you and your family to risk of shock and fire.
Switch main and subpanel breakers on and off Any season, once a year Toggling switches will help prevent corrosion and sticking.
Test GFCIs ground fault circuit interrupters Once a month GFCIs have test buttons that, when pushed, trip the circuit. Pressing the reset button should restore power to the outlet. If a GFCI does not operate properly, replace it.
Test AFCIs arc fault circuit interrupters Once a month AFCI's also have test button that, when pushed, trip the circuit. Pressing the reset button should restore power to the circuit. If an AFCI does not operate properly, it should be replaced.


The Heating And Air Conditioning System:
Task Season Comments
Clean or replace air filters Fall and Spring Clogged furnace and air conditioning filters will reduce efficiency and degrade indoor air quality.
Have system professionally cleaned and tuned at least Every 3 years so that it will provides effective operation and maximizes service life. Some heating companies offer reasonably priced maintenance contracts.
Have ductwork professionally cleaned Every 3-5 years Dirty ducts can degrade indoor air quality.
Clean fans and coils Summer Scrape blades clean with a putty knife.
Check fan belts for snugness, alignment, and wear Summer Loose belts can reduce fan speed, squeak, and wear quickly.
Lubricate fans, pumps, and motors Summer Use oil sparingly. Most newer fans, pumps, and motors have sealed bearings and do not require oil.
Cut foliage away from outdoor condensing unit As needed Condensing unit must be clear to allow it to dissipate absorbed heat.
Sweep fireplace chimney Fall Accumulations of 1/8 or greater can be a fire hazard.

General Maintenance
Task Season Comments
Inspect for wood-destroying pests and organisms Every 2-3 years Hire a pest control inspector to inspect the crawl space and attic.
Check exterior siding and trim for damage Fall Repair before the rains begin.
Check roof surfaces for damage Fall Repair before it starts raining.
Clean gutters Fall and Winter As the trees lose their leaves, the gutters must be clear to drain correctly.
Clean off roof Fall and Winter As the trees lose their leaves, the roofing surfaces must be clear to allow water to drain correctly.
Repaint weathered siding and trim Summer Wind and weather can strip wood of finish and allow it to rot.
Coat wood decks with wood preservative Spring Sealing the deck annually will provide a better cosmetic appearance and maximize its service life.
Recaulk windows, doors, and siding Fall Splits and gaps in old caulking let water and cold air into the home.
Trim back overgrown trees and shrubs Summer Tree limbs, ivy, and vegetation can damage roofing and siding and attract rodents.
Replace smoke detector batteries Spring and Fall A convenient time to change batteries is with the changing of your clocks in the Spring and Fall
Test smoke detectors Every other month This simple test can save your life.
Check site drains Fall and Winter Make sure all surface drains are clear of debris to allow water to drain away from the home.
Check garage door auto reversing and infrared beam Any season, once a year Use a 2-inch block of wood to ensure the garage door stops and reverses correctly.

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West Contra Costa Association of Realtors