Jim Williams RE/MAX LifeStyles Realty. Selling! Call 604 463 2200 For A Free Market Evaluation

  Spring is one of the most popular times of year for both remodeling and moving. For homeowners who cannot decide which of these options they should choose, there a number of factors that must be considered.

For example, avoid deciding to move simply because of a profitable housing market; rather, the reasons for moving should be more personal. The owners should also look at the neighborhood where their home is located and decide whether it has enough to offer them and if they are happy with their neighbors and amenities.

If they are leaning toward staying put and remodeling, consumers must decide what type of change in the house would be most appealing and profitable. In this regard, kitchen and bathroom renovations tend to yield the highest investment return. The return will be even higher if the home is already worth less than comparable homes in the neighborhood.

If the homeowners are still straddling the fence, they can make direct comparisons between remodeling and moving. One of the most important comparable factors is cost, which must be calculated considering every possible expense: buying and selling costs, commissions, appraisals, document fees, moving expenses, property taxes, etc. The cost of remodeling will vary depending on the contractor, which means the homeowner should review at least three different bids.

Another comparable factor is the cost per square foot of remodeling or moving. Finally, the homeowners should determine exactly how much work needs to be done on their existing home and decide whether it is worth the price.

Structure/Exterior  
   
Structure  
Addition (foundation to roof) $80 - $120/sq.ft.
Basement entrance $5,000 - $9,000
Basement main beam up to $1,500
Install basement support post with proper foundation up to $400
Damp proof foundation walls and install weeping tile (min $1,000) $80 - $120/sq.ft. 
Foundation cracks repair (excavation and fill) $300 - $700.00
Repair minor crack in concrete foundation $200 - $600
Lower basement floor by under pinning or bench footing (min.$5,000) $150 - $300/lin.ft. 
Remove bearing wall up to $2,500
Remove partition wall $700 - $1,800
Replace roof sheathing $4.50 - $5.50/sq.ft.
Replace a floor joist $250 +
Underpin on corner of home $3,500 +
Underpin or add foundations (min. $3,000) $300 + per lin. ft. 
Replace deteriorating sill beam with concrete (min. $500) $60 + per lin. ft
Repair minor crack in concrete foundation $200 - $600
Repair broken roof rafter or joist  $250 +
   
Wall System  
Install aluminum soffits and facia $8 - $12/lin. ft.
Install aluminum siding $4 - $5/sq..ft.
Install vinyl siding $3 - $4/sq..ft.
Install cedar siding $4 - $7/sq..ft.
Install stucco  $8 - $11/sq. ft.
Install brick veneer $10 - $13/sq. ft
Brick repointing $3 - $6/sq. ft
Painting (trim only) $1,000 - $2,000
Painting (trim and wall surfaces) $2,500 +
   
Exterior Doors  
Aluminum door $350 +
Metal insulated door $500 +
Solid wood door (cedar) $800 +
Patio door (aluminum framed) $400 +
Patio door (wood framed - cedar) $800 +
Patio door - brick wall (6-8 ft..) $2,500 - $3,500
Patio door - wood wall (6-8 ft..) $2,000 - $3,000
   
Roof/Eaves/Flashing/Chimney  
   
Sloped Roofs  
Install asphalt shingles over existing material $1.50-$3.50/sq. ft.
Strip and reshingle on medium sloped roof (asphalt shingles) $2.50-$3/sq. ft.
Strip and reshingle on steep and complex roof (asphalt shingles) $2.50-$3.50/sq. ft.
Strip and re-roof with cedar shingles $5-$9/sq. ft
Asphalt shingle high quality (new installed) $3 +/sq. ft.
Cedarshake/shingle (new installed) $8 - $10/sq. ft.
Concrete tile (clay type) $10 - $20/sq. ft.
Rock tile (slate type) $30 - $50/sq. ft.
Metal (non designed) $2 - $3/sq. ft.
Metal (designed) $3 - $6/sq. ft. 
   
Flat Roofs  
Strip and replace built-up tar and gravel roof (min $$1000.00) $4 - $6/sq. ft
Strip and replace single-ply membrane (min $700) $5 - $8/sq. ft. 
Install rolled roofing asphalt $1.50 - 2.50/sq. ft.
   
Gutters  
Install aluminum/galvanized gutters and drainspouts $3 - $5/lin. ft.
Downspout extension $10
Clean gutters $75 +
   
Flashing  
Skylight $300 +
Chimney (sloped) $300 +
Chimney (flat) $350 +
Plumbing/bathroom/kitchen vent (each) $100 +
Valley flashing $10 - $20/lin. ft.
Wall/roof edge flashing  $2.50-$3.50/lin. ft
   
Chimney  
Rebuild typical chimney above roof line $200 - $300/lin. ft.
Extend typical chimney above roof line $150 - $250/lin. ft.
Repoint chimney (brick) $6 - $8/sq. ft
Install concrete cap with drip (single flue) $150 - $300
Install concrete cap with drip (double flue) $200 - $350
Install rain cap $100
Re-line ceramic tile flue liner $1,000 +
Install stainless steel flue in existing flue $30 - $40/lin. ft
   
Garage/Driveway/Walkway  
   
Garage  
Build detached carport  $3,000 +
Build detached wood frame (single) $8,000 +
Build detached wood framed (double)  $12,000 +
Build detached concrete block (single) $14,000 +
Build detached concrete block (double) $18,000 +
Demolition removal of an existing garage $1,000 +
   
Overhead Doors  
Install automatic garage door opener $300 +
Install wood garage door (single) $800 +
Install wood garage door (double) $1,200 +
Install metal garage door (single) $600 +
Install metal garage door (double) $1,000 +
Install cladboard garage door (single) $500 +
Install cladboard garage door (double)  $800 +
   
Driveway  
Asphalt paving over existing asphalt base (2 inch min) $2.50 - $3.50/sq. ft.
Asphalt paving with road base prep work (new - 3 inch min) $3 - $4/sq. ft.
Apply asphalt crack and surface seal (roll on) $2.50 - $4/sq.ft.
Stamped concrete (design type) $10 - $15/sq. ft.
Install concrete driveway $5 - $8/sq.ft
Install interlocking brick/stone driveway $6 - $9/sq. ft.
   
Landscaping/Deck/Patio/Fence  
   
Landscaping  
Lay soil and sod $2 - $3/sq. ft.
Install sprinkler system $800 +
Install concrete retaining wall with tie-backs (min $1000) $40+/sq.ft.
Install wood timber retaining wall with tie-backs (min $1000) $30+/sq. ft.
Install rock/boulder retaining wall with tie-backs $25 +/sq. ft. 
Install wire-mesh-caged-rock retaining wall with tie-backs $50 +/sq. ft.
   
Deck  
Build a pressure treated cedar deck $20 +/sq. ft.
Build a non treated fir/spruce deck $10 +/sq. ft.
Plan designed and built wood deck $15 - $25/sq. ft.
   
Patio  
Poured concrete patio (stamped design type) $9 - $12/sq. ft.
Poured concrete patio (smooth finish type) $8 - $10/sq. ft.
Interlocking brick/stone $10 - $12/sq. ft.
Patio stone $3 - $5/sq. ft.
   
Porch  
Vinyl floor covering (depends on thickness & grade) $5 - $8/lin. ft.
Install wood cedar railing (plain) $10 - $15/sq. ft
Install metal iron railing (plain) $15 +/sq. ft.
Install aluminum railing (plan) $20 +/sq. ft
Install aluminum railing with glass $30 +/sq. ft.
Install wood skirting $10 +/sq. ft.
Pour in-place concrete stairs $500 +
Build wood stairs with hand railing $500 +
   
Fence  
Install chain link fence (8 foot section) $10 - $12/lin. ft.
Install wood cedar fence (8 foot section) $20 - $25/lin. ft.
Install pressure treated wood fence (8 foot section) $15 - $20/lin. ft.
Install wood/metal fence post in concrete $50/post
   
Interior  
   
Windows  
Install awning type $40/sq. ft
Install bay type $35/sq. ft.
Install casement type $40/sq. ft.
Install double hung type $35/sq. ft.
Install slider type $25/sq. ft.
Install skylight $1,000 - $2,500
Install roof window $1,000 - $2,500
Replace single pane glass with thermal glass (existing frame) $30/sq. ft.
   
Ceiling/Walls  
Suspend acoustic ceiling tile $4.50/sq. ft.
Baseboard/door/window casing $2 +/lin. ft.
Install drywall over plaster $2 - $3/sq. ft.
Plaster repair $4/sq. ft.
Stucco/stipple/texture ceiling $1.50 - $2.50/sq. ft
Install insulation/vapor barrier/drywall $3.50 sq. ft.
Paint walls (2 coats) $1.50 +/sq. ft.
Wallpaper $2 - $10/sq.ft.
Ceramic wall tile $5 +/sq. ft
   
Flooring  
Indoor/outdoor carpet $2 +/sq. ft
Interior carpet and underlay (depends on quality and design) $4 - $40/sq. ft.
Ceramic tile $12 +/sq. ft.
Finished subfloor $4/sq. ft.
Hardwood - 3/8 inch $4 - $7/sq. ft.
Hardwood - 3/4 inch $6 - $9/sq. ft.
Hardwood parquet $5 +/sq. ft.
Sand and refinish hardwood floors $1.50 - $3/sq. ft.
Install vinyl flooring (sheet) $5 - $10/sq. ft.
Install vinyl flooring (square tile) $1 - $3/ sq. ft
Clean carpets $30 - $50/room
   
Interior Doors  
Closet louvers $100 - $200
Closet mirror $200 +
Custom closet louver with casing/hardware $300 +
Install hollow core door (common type) $150 +
Install solid wood door (common type) $200 +
French doors $300 +
Wood framed glass centered door $300 +
Install dead bolt lock $90 - $150
Install door opening hardware $50 - $100
   
Stairs and Railings  
Standard stairs with carpet $800 +
Standard stairs oak $1,300 +
Circular stairs with carpet $1,200 +
Circular stairs with oak $1,800 +
Install stair railing $40 - $80/lin. ft.
   
Insulation  
Ridged exterior $1.50 - $2.50/sq. ft.
Install insulation batts 6 inch walls $1 - $2/sq. ft
Install insulation batts/6 mil vapor barrier underside floor joists $1.50 - $2.50/sq. ft
Blow insulation into attic or wall cavity $2 - $3/sq. ft.
Install insulation batts between attic rafter joists $1 - $2/sq. ft
Install turbine roof vent $150 - $200
Install 6 mil ground vapor barrier in crawl space $1 - 1.50/sq. ft.
   
Fireplaces  
Install damper $200 - $450
Replacement of bricks in fire box $350 - $550
Install a gas insert according to CSA B365 code $2,500 - $3,500
Install glass doors on fireplace $300 +
Hearth extension from fire box $300 +
Replace metal box insert $800 - $1,200
Build masonry fireplace/flue according to building code. $3,500 +
Install a wood stove appliance to CSA B365 code  $1,500 - $2,500
   
Kitchen Bathroom  
Install kitchen cabinets $100 +/lin. ft.
Install kitchen counters $15 +/lin. ft.
Complete kitchen renovation $5,000 +
Complete bathroom renovation $6,000 +
   
Security System  
Install basic alarm system $1,000 +
Install intercom system (remote) $1,000 +
Install intercom system (wired) $1,200 +
Wired water sensors $250 + each
Wireless motion detectors $500 +
Motion detectors programmed into internet monitoring $800 +
   
Electrical  
   
Retrofit/Install  
Attic ventilator fan unit $200 - $300
Baseboard heater $150 - $250
Ceiling fan $200 +
Door bell system $100 - $200
Dryer duct $100 - $150
Electric smoke detector $60 - $80
Bathroom exhaust fan with venting to exterior $150 - $250
Oven/stove exhaust fan with venting to exterior $250 - $500
Exterior light fixture $100 - $250
Florescent light fixture $150 - $250
Grounding system (to water pipes) $100 - $150
Grounding system (to ground rods) $200 - $300
Conventional receptacle $100 - $150
Split receptacle $150 - $250
Exterior receptacle with cover $150 - $250
Replace conventional receptacle with GFCI $80
CO/AL receptacle $20
Stove/dryer receptacle $75 - $125
Rewire reverse polarity receptacle $15
Standard light fixture $100 - $200
Switch (existing) $15 - $25
Garage door opener for one car set $425 - $525
Garage door opener for two car set $550 - $650
Recessed/pot lights $200 - $300
   
Upgrade  
100 amp new panel $1,000 - $1,500
100 amp existing panel $500 - $1,000
200 amp new panel $1,250 - $1,750
200 amp existing panel $750 - 1,250
Add main breaker to panel $300 - $500
Install a 60 amp sub panel $300 - $600
Replace circuit breaker to 20 amps $50 - $100
Add 120 volt circuit breaker $150 - $250
Add 220 volt circuit breaker $250 - $350
   
Heating/Cooling  
   
Forced-Air System  
Install new air duct system $2,500 +
Replace blower/motor $300 - $500
Convert system from oil to gas $1,500 - $2,500
Convert hot water to forced air $8,000 +
Install an electrostatic air cleaner $400 - $800
Install a mid efficiency gas furnace $1,500 - $2,500
Install a high efficiency gas furnace $3,000 - $4,500
Install a drum type humidifier $125 - $225
Install a flow through type humidifier $250 - $450
Install metal chimney liner for gas appliance $300 - $700
Install metal chimney liner for oil appliance $600 - $1,500
Removal of oil tank from basement $400 +
Removal of abandoned underground oil tank $2,000 +
Clean ducts $250 +
Annual service to furnace system and components $75
   
Hot Water System  
Install a mid efficiency gas boiler $2,500 - $4,000
Install a high efficiency gas boiler $5,000 - $9,000
Replace water circulating pump $400 - $800
Replace expansion tank $200 - $300
Boiler removal $1,000 - $2,000
Cast iron radiator replacement $500 - $1,000
Replace safety blow off valve $150 - $250
Install hot water baseboard $200 - $300
Annual service to boiler system and components $100 +
   
Air Conditioner/Heat Pump  
Air conditioner unit 3 ton $1,500 - $2,500
Window air conditioner unit $600 - $1,200
Central A/C existing duct unit $1,500 - $3,000
Central A/C attic mounted/separate ducts $5,000 +
Condensate pump $150 +
Install heat recovery ventilator $1,500 - $2,500
Install a heat pump system $4,000 - $6,000
   
Plumbing  
   
Bathroom  
Pedestal basin $200 +
Vanity basin sink 150 +
Replace/retile bathtub 1,000 +
Shower connection installed $200 +
Install plastic shower stall $500 - $1,200
Retile shower stall $1,500 - $2,500
Toilet flush mechanism $50 - $100
Replace toilet $150 +
Replace toilet wax seal $150 - $250
Unclog toilet $100 - $200
Install ceramic tile tub encloser $1,000 +
Install plastic tub encloser $300 - $500
Install a whirlpool bath with faucets $2,500 +
Install faucets for sink/bathtub/shower $300 +
   
Kitchen  
Install dishwasher $500 - $900
Replace dishwasher $400 - $600
Install in sink garbage disposer $300 - $500
Install trash compactor $400 - $600
Single sink $300
Double sink $400
Replace sink $300 - $500
Install hand sprayer $75 +
Install hot water dispenser $200 - $400
Install soap dispenser $75 +
   
Plumbing System  
Laundry tub and waste pump $300 - $500
Septic tank with field (500/1000 gallon) $3,000 - $7,000
Septic tank pump out $150
Sewage waste pump/liquid holding tank $1,500 - $2,500
Excavate shallow well $1,500 - $2,500
Drill a shallow well $30 +/lin. ft..
Drill a deep well $30 +/lin. ft.
Install well submersible pump $1,000 +
Install well jet pump/tank $700 - $1,500
   
Plumbing Upgrade  
Exterior hose tap $100 - $200
Hot water tank (electric 30/40 gallon) $500 - $700
Hot water tank (electric 60 gallon) $600 - $800
Hot water tank (gas 30/40 gallon/vented) $300 - $600
Hot water tank (gas 30/40 gallon direct vented) $400 - $700
Hot water tank (gas 60 gallon) $400 - $700
Laundry tub connections  $200 - $300
Main water service $100 - $200/lin. ft..
Main shut off valve $100 - $200
Install sump pump $200 - $400
Install supply service lines and waste drain lines 
(one story and up to two bathrooms)
$2,500 - $5,000
Install supply service lines and waste drain lines 
(two story and up to two bathrooms)
$3,500 - $6,000
Water softener installed $700 - $1,500
Reverse osmosis installed $250 - $750
Plumbing stack installed $500 +
   
Miscellaneous  
Install central vacuum system $800.
   
Swimming Pool/Hot Tub  
Install pool vinyl liner (15 ft.. x 30 ft..) $10,000 +
Concrete line pool (15 ft.. x 30 ft..) $20,000 +
Pool heater system/components $2,000 +
Pump & filter system/components $1,000 +
Fiberglass hot tub $3,000 +
Wood hot tub $5,000 +
Service pool systems/components $200 +
Service hot tub systems/components $150 +
   
Life Expectancy  
   
Component Average Life (Years)
Roof Coverings  
Asphalt shingles regular 12 - 15
Asphalt shingles premium 15 - 25
Wood shingle 10 - 20
Concrete tile 20 - 40
Slat tile 40 - 80
Roll roofing 5 - 15
Tar & Gravel 15 - 25
Metal (depend on material grade) 60 +
   
Heating  
Forced air furnace 15 - 30
Water boiler 15 - 50
Electric furnace 15 - 30
Oil tank 30 +
Water circulating pump 10 - 25
   
Cooling  
Central air conditioning 20 - 30
Window air conditioning 15 - 25
Heat pump 10 - 20
   
Plumbing  
Galvanized water pipe 20 - 30
Copper/plastic pex/cpvc 20 +
Hot water heater (gas/oil/electric) 5 - 20
Septic liquid waste pump 5 - 15
Septic tank (concrete/plastic) 25 +
   
Appliances  
Oven/refrigerator 15 - 20
Dishwasher 5 - 15
Washer 5 - 15
Dryer 10 - 25
Garbage disposal 10 - 15
   
Exterior Decks  
Untreated wood deck 5 or less
Treated wood deck (maintained yearly) 15 +
Vinyl deck  10 +

  Note: All prices are based on local labor and material costs unless noted. 

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