Remodeling Costs For 2021 | Complete House Renovation Guide

Average Costs For:
Most Homeowners Spent Between: Most People Spent: $5,350 - $13,670
Low End
High End

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Remodeling Costs Guide, updated for 2021, provides an accurate overview of remodeling prices for the most popular home renovation, and construction projects.

On average, doing a complete house renovation costs $44,000-75,000, depending on the number of rooms you want remodeled, scope of work involved, as well as local labor rates. However, most homeowners choose to tackle one room or project at a time. This saves money and makes the process less overwhelming.

Research the costs of over 45 popular interior remodeling, exterior construction, electrical, mechanical (HVAC / plumbing) projects, grouped by type. The cost guide is continuously updated to include new projects, as well as price adjustments for materials.

Get started on your remodel by requesting free estimates from remodeling contractors near you.

In this guide:

Average home renovation costs
Remodeling cost per square foot
Top remodeling projects and their costs (kitchen, bath, flooring, painting)
Prices for HVAC/Boiler/Furnace/Water Heater/Central Air/Ductless
Roof replacement and repair costs
Siding installation & exterior house painting costs
Insulation: Home, Attic, and other spaces – costs for Spray Foam, Blown-In or Fiberglass insulation types
Cost of exterior house remodels
Electrical work costs
Concrete work costs (patio, walkway, steps, footings)
Cost of brick, stone & masonry projects
Return on investment for top remodels
Yard work: Tree removal, landscaping, excavations, etc.

Whether you are a homeowner, investor, or real estate broker, this price guide is an accurate reference tool for planning a budget for your projects.

Cost estimates for this guide are sourced from over 100+ medium and large remodeling and general contractors, extensive research and the Remodeling Magazine.

How much does a house renovation cost?

A low-end whole house remodel starts at around $16,000-48,000, depending on the size of the house. This usually involves cosmetic updates and minor repairs, inexpensive lighting and floor replacement, as well as light landscaping.

A mid-range home renovation costs anywhere from $48,000 – 75,000. This type of remodel can include a full bathroom and kitchen remodel, some exterior updates, such as new siding, together with using higher-end building and finishing materials.

A high-end remodel costs as much as $85,000-200,000+. These upscale projects involve lay – out changes, all new expensive kitchen cabinetry and appliances, updated plumbing, electric and HVAC systems, as well as new roof, siding, etc.

Currently, most remodeling costs are up about 5-10%, compared to last year. This is due to the increased material costs, as well as shortage of qualified labor. Roof replacement costs have been pretty stable over the past 10 years, increasing very slightly at a rate of about 1% per year.

Also, keep in mind that remodeling prices may vary by as much as 20-30% or more. This will depend on such factors as:

– the contractor you hire and local labor rates
– type of finishing materials used (budget vs. mid-range vs high-end; custom vs. stock)
– existing house conditions
– unexpected problems discovered during the course of the remodel, such rot, mold or water damage
– your geographic location
– accessibility issues
– type of property (rental, condo, private home, historic building)

The most expensive and labor intensive remodels are the kitchen, bathroom, finishing the basement or the attic. Full remodels of these rooms typically involve both plumbing and electric work, which drives up the total cost.

You can use our Remodeling Costs Calculator to quickly and accurately estimate how much you will spend on renovations in your home.

Remodeling cost per square foot

Typically, renovating a home costs $15 – 75 per square foot, but this price can go up to as much as $120-200 per square foot depending on the project and scope of work. Lets take a look how much you might end up spending per square foot for each room in the house:

Room Type Remodel Cost Per Sq.Ft.
Living room $18-50
Bedroom $15-45
Kitchen $45-180+
Bathroom $35-100+
Basement $25-90
Multiple rooms $15-25 per square foot
Attic $60-190
Addition $80-200
Complete gut renovation $75-185

Remodeling costs by room type

There are many renovations you can undertake inside your home. The most popular updates that have the highest ROI and can improve the value of your home are listed below.

In 2020, doing a kitchen or a bathroom remodel remains at the top of the list, as one of the most desirable updates.

Kitchen Remodel Cost

Project Cost Project Details
Average Kitchen Remodel Cost $19,720 (includes labor) This price includes the following: 20 linear feet of cabinets, 200 sq.ft of floor tile and installation, 30 sq. ft. of backsplash tile and installation, 4 piece set of stainless steel appliances(Energy Star Rated) 45 ft2 of granite countertop (Colorado gold or Venetian gold), 50/50 under-mount sink, pull down faucet, dishwasher kit, track light fixture, new garbage disposal, and painted kitchen walls.
New Kitchen Cabinets $3,965 (includes installation) This price includes: 20 linear feet of Birch Wood cabinets (base & wall), available in 3 colors. Add $145 for each additional linear foot. Maple cabinets should be calculated at $185/1 linear foot.
Kitchen Countertops $35-100 /sq.ft2 This is the price for installing basic color granite counters with standard eased or bevel edge. $10 /sq.ft2 more for other edge types, and $10-15 /sq.ft2 more for premium colors. You should budget an additional $200 for installing an undermount sink.
Backsplash Accent Tile (glass / metal / stone / mosaic) $7-15/sq.ft.(includes materials and labor) Accent tile costs vary widely. Depending on design and material, backsplash tile can cost as little as $3-5/sq.ft. and as much as $15-25/sq.ft. If you have 30 sq. ft. of backsplash accent tile, your cost will be around $23-39+ per sq.ft for labor and materials.
Kitchen Faucet $190-500+ (includes installation) Price includes a new kitchen faucet, removal of old unit and installation of new pull-out / pull down faucet.

Installation / Labor cost for replacing a faucet is $140-200 when you hire a handyman. New faucets range in price from $70 to $300+ and may in some cases also require new water lines ($7-10 each) and in rare cases replacement of water shut-off valve. Price for plumbing work to replace shut-off valve is not included here.
Kitchen Sink $650-2,000+ (includes installation) Price includes a new kitchen sink, removal of the old unit and installation of the sink.

Installation / Labor cost for replacing a drop – in sink in an existing counter averages $400-600. Kitchen sinks range in prices depending on the material and type of sink you choose. The cheapest are ceramic drop-in sinks that you can buy for $250-350. Stainless steel sinks are by far the most popular and cost $150-700+.

High-end materials such as copper, enamel cast iron, fireclay, quartz, and others can cost well over $1,000. Farmhouse and double-basin sinks are considered higher-end and are more expensive than a standard single-basin drop-in sink.

Garbage Disposal $235-460 (includes installation) Remove old garbage disposal, install new drain basket, attach new garbage disposal, attach electrical and plumbing (drain). Optionally attache dishwasher drain.

If you do not have a disposal currently, there will be an additional $75-125 charge to adjust / re-route drain pipes.
Appliances $3,000-20,000 Most kitchen renovations include replacing all major appliances (stove, refrigerator and dishwasher). The price range on appliances is extremely wide, depending on the quality, brand names, energy efficiency and level of customization you are looking to have.

If you shop for discounted appliances in big box stores, such as Best Buy and Home Depot, you can easily purchase all your brand name appliances for under $2,500-3,000 total.

Energy Efficient models can cost 20-30% more than traditional ones. High-end appliances, especially those that are custom build can easily start at $4,000-6,000+ for a stove or a fridge.

New Flooring $1,200-3,000 for a 200 sq.ft. space including labor Most kitchen renovations include replacing old flooring. Most popular flooring materials for kitchens include tile (either porcelain or natural stone), hardwood or engineered wood.

Depending on the type of flooring material you select, expect to spend $3-10 per square foot on average, with stone and natural hardwood flooring being the most expensive.

Bathroom Remodel Cost

Project Cost Project Details
Small Bathroom Remodel $7,830 (includes labor) This price includes an allowance of $1,200 for new bathroom fixtures: up to $146 for a tub, up to $112 for a toilet, up to $227 for a vanity, up to $100 for a vanity top, up to $145 for a medicine cabinet, up to $120 for a shower head/bath faucet, up to $80 for a sink faucet, up to $200 for tile, up to $70 for an exhaust fan – see materials only prices. Note, if your bathroom is larger than 40 / ft2, you should calculate an additional $70/sq.ft.
Master Bathroom Remodel $30,000-50,000 This estimate is for a complete renovation of a large master bathroom. It includes: replacement of all fixtures (toilet, tub, shower, enclosure, sink), new countertops, lighting, flooring, wall and shower tile, all new windows and doors, cabinetry and shelving, light plumbing and electric work. While this will not be a luxury renovation, high quality materials will be used in this price range.
Replace Tub With Shower $2,500 – 4,000 Many homeowners who don’t have much use for a tub, opt to remove it completely, and put in a large shower enclosure. The estimate includes both the removal of the tub, and the installation of the shower, as well as all materials. This update can cost more if luxury materials are used.
Steam Shower Installation $3,500 – 15,000 When it comes to such a luxury feature as a steam shower, the price can vary greatly, depending on the type of system you want and the complexity of installation. Prefabricated steam shower kits are the most budget friendly options, and can range from $3,000 to 5,000 for labor and materials. However, a custom built steam shower with all the bells and whistles will start at about $6,000 and can easily cost as much as $15,000-20,000, depending on the shower enclosure size and materials used.
Wall Tile Installation $4.94 – 6.56 / ft2 This price is for tile installation on a prepared area and DOES NOT include the cost of tile itself. Includes: thin-set, grout and installation on walls up to 8 ft. high. Add $1-10+ for a sq.ft of tile (depending on style, quality, material, brand).
Bathroom Vent Fan installation $250 – $800 – labor + materials Includes removal of the old vent, cleaning the exhaust duct, and installing new vent. Price differences come from different quality fans (basic costs $40-70 vs premium models, with noise control, integrated lights, humidity and temperature sensors, costing $200-$300) and different level of installation complexity. If you don’t have exhaust duct already installed, look to pay $300-500 more to install ducts/exhaust.
Replace Flooring $1,000-1,800 for a 120 sq.ft. space including labor New floors are a common project in a complete bathroom make over. The most popular materials include ceramic or porcelain tile, often those that replicate the look of natural wood or stone. Higher-end bathrooms specify natural granite or marble stone floors, while budget remodels often make use of low cost, but water resistant materials, such as linoleum tiles.

Depending on the type of flooring material you select, expect to spend $2-8 per square foot on average, with natural stone and high-end porcelain tile from Italy being the most expensive.

Interior Painting Costs

Project Cost Project Details
Paint One Room $355 for a 120 sq. ft. room (includes the cost of 2 paint colors) This price is for a room free of furniture – painter comes in, paints and leaves. No prep work or repair work is included. Also excludes painting ceilings.
Interior House Painting $1.75 – $3.40 /sq.ft2 (includes the cost of 2 paint colors) This cost is for a floor plan’s sq. ft. Use our Interior Painting Calculator to get a more accurate cost estimate. Total cost depends on square footage. Less than 300 sq.ft. will be $3+ per sq.ft. Over 1500 sq.ft. will be less than $2 per sq.ft.
Crown Molding $5-8/ln.ft. (includes materials and labor) This estimate is for a regular shape room and basic crown molding materials, such as MDF, PVC, and Polyurathane. Natural wood, plaster and other specialty materials can cost up to 50% more. Also, custom and complex crown molding designs, as well as oddly shaped rooms, with a lot of corners, will cost at least 2-3 times more.
Install Drywall / Sheetrock $52 per sheet (includes materials and labor) This price includes installation of drywall, taping, patching, sanding and texturing per sheet, up to 8 feet
Drywall Plaster $900-1200 per room This price includes labor and materials for plastering a typical 150 sq. ft. room (walls only) with 8 foot ceilings. Plastering the ceiling will add another $400-500 per room.

This price assumes that the homeowner will remove everything (furniture, etc) from the room, and contractor will cover the floors to protect them from damages.

Replace Interior Door $295 This price is for a wood 6 panel white door and installation. Includes hinges, cutting and fitting the door to the right height. Add $45 for a new door knob with installation.

Flooring Replacement Cost

Project Cost Project Details
Hardwood Flooring $7.32 / ft2 This price includes oak wood flooring finished and stained, as well as installation.
Wood Flooring Refinish $2.75-4.10 /sq.ft2 This price includes sanding, staining and polyurethane finish.
Carpet Installation $3.44 /sq.ft2 ($31 / sq. yard This price includes 1/2 inch padding, 38 oz carpet and installation. Removing old carpeting will cost another $0.6 – $0.8 per sq.ft. Note, if your room size is bigger that 12 feet in both directions, you are looking at increased waste on materials side, because carpets come in 12 ft. wide rolls. So if your room is 13′ wide, then you will have 11 feet of waste.

Basement Remodel Cost

Project Cost Project Details
Basement Finish $35-90/sq.ft2 This price includes framing, electric work, recessed lighting, drywall, taping, sanding texture, paint and carpet.

Cost of Attic Conversion (Addition)
$42,457 - $84,612
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Roof Replacement Cost

While replacing and old or leaking roof is not a glamorous renovation, it is a top priority to keep your house safe. Moreover, if you are planning to sell your house, installing a new roof will make it a lot more desirable to prospective buyers, because no one wants to deal with roofing problems.

Remodeling Costs Guide: New Roof Installation

Over the last few years, metal roofing has become increasingly popular. Not only does it offer superior protection against the worst types of weather, its also a stylish alternative to classic materials, such as asphalt, wood and clay. Standing seam roofing in particular is a top choice for modern and contemporary style houses.

Project Cost Project Details
Asphalt Shingles Roof Installation $6288 or $3.88/ ft2 (includes labor and materials) This price is for an average 1620 sq. ft. gable roof on 1 story house, with architectural roof shingles, and one layer tear off of old roofing material. Top manufacturers include: GAF, CertainTeed, Owens Corning and IKO.

Add $50 if an OSB board needs to be replaced. Add $25 a square big for each additional layer of tear off.

Metal Roofing $8,624 – 20,000 or $5.39 – 12.50 per sq. ft2 (includes labor and materials) This price is for a 1600 sq. ft. roof. Lower end prices are for R-Panel / 5-Rib panels with exposed fasteners. Mid-range and high end pricing is for Metal Shingles ($7.50+ per sq. ft.) and Standing Seam ($9+)

Add $50 if an OSB board needs to be changed. Add $45 per square for 1 layer of tear off.

Cedar Shingles $11,360 or $7.10 per ft2 Price includes installing new cedar shingles/shakes roof, cedar breather underlayment, and copper valleys/flashing (if needed) on a 1600 s.f. roof.

Removing old wood shingles or shakes will cost $1.20 – $1.50 per foot. Repairing roof battens will be $30 per 8′ piece. Steep and/or cut-up roofs may cost $2 to $5 more per square foot.

Clay Tile Roof $15,680 or $9.80 per ft.2 Estimate includes installing a new clay tile roof, and underlayment, all flashing, on a ranch style 1,600 sq.ft. home. Note, that clay tile is extremely heavy, and often requires additional structural reinforcement. This upgrade can cost $6,000-15,000.

Moreover, tile quality and design, as well as expensive shipping charges may also greatly impact your total cost.

Slate Roof $22,560 or $14.10 per ft.2 Estimate includes installing a new natural slate roof, and underlayment, all flashing, on a ranch style 1,600 sq.ft. home. Note, that slate is the heaviest roofing material that requires structural reinforcement. On many homes it is not possible to install a new slate roof at all. Adding appropriate reinforcement can cost $10,000 or more.

Slate quality and therefore price varies greatly. Cheapest quality slate that is the least durable comes from China, while slate that is quarried in Spain and US is of a very high quality, and can last well over 100 years.

Rubber Roof (EPDM) $6,960 or $5.8 per ft.2 Price for an average 1200 sq.ft. flat roof, with removal of 1 layer of old rubber, installation of 1″ PolyISO insulation boards (6R value per inch), and installing new 60 mil EPDM rubber membrane, fully adhered to the insulation, with 3″ aluminum drip edge, and one masonry chimney flash.

Removal of tar & gravel roofs would cost an extra of $1 per sq. ft. Installing Tapered (sloped) insulation will add about $1.35 per sq. ft. Replacement of rotted substrate – $75 per sheet of 5/8″ CDX plywood.

TPO Roofing $7,560 or $6.3 per ft2 This price includes installing a new 60 mil fully adhered TPO membrane on an 1,200 sq.ft. flat roof, together with 1″ PolyISO insulation boards, with 3″ aluminum drip edge, and one masonry chimney flash.
Roof Repair – missing shingles $275 to $450 + materials Price for replacing up-to 1 bundle (33 s.f.) of asphalt shingles, that are broken, blown off or missing.

If the roof is very steep or high, your cost can go up to $500+

Slate Roof Repair – broken slates $700 to $1200 + materials price for replacing up-to 20 slates, that are broken or missing.

If the roof is very steep or high, total repair cost can go up to $1500+

If a roofer needs to match a rare slate size/thickness/color, you can expect to pay an extra of $15-50 per piece.

Rubber Roof Repair $375 to $700 Patch up-to 10 holes in rubber roof. Replace up to 4 corner flashings on chimneys / skylights.

I personally charge $425 for 2 hours of labor + materials. Labor is $100/hr over initial 2 hours (15 min increments). My price excludes re-seaming, as a lot of material is used (especially when you need to cover old 6″ tape with 12″ tape).

Re-seaming costs $13-15 per linear foot of 6″ tape, and $20 per ln. ft. for 12″ wide tape.

Homeowners can also purchase a DIY Rubber Roof repair kit, which includes all necessary tools an materials for most common repair jobs, and save an average of $200-400.

Siding Replacement & Repair Costs

Here we cover installation costs for the most popular siding materials, such as: vinyl, cedar/Wood shingles and clapboard, Fiber Cement and Composite Wood siding (Hardie and LP SmartSide), engineered wood, stucco, etc., as well as costs of siding repairs.

In this section we also provide estimates for the cost of exterior house painting.

If you need a more accurate price quote for siding replacement, use our comprehensive Siding Calculator, where you can enter house ground dimensions, building height, slope and style of the roof (to get gable end dimensions) number of windows & doors, and receive a very accurate cost estimate.

Project Cost Project Details
Vinyl Siding $7,102 -10,368 or $4.50 – 6.40 / ft2 (1450 s.f., includes labor and materials) This price includes removal of old vinyl or aluminum siding and installation of new .044″ clapboard vinyl siding with 1/4″ backer board insulation and wrapping 2 doors with aluminum, on an average size ranch home. Also, includes typical window and door trims. This excludes aluminum copping (wrapping) of window frames, which costs between $50 and $75 per window.
Vinyl Siding Repair $250 – 500 for repair or replacement of few vinyl panels, fixing bubbling caused by tight nailing, etc. Since vinyl repairs are all different in nature, it hard to estimate your exact cost. However there are common issues that are typically caused by improper installation, such as panels being nailed too tight, which results in bubbling. Also, sometimes panels crack due to impact, or melt due to being close to a grill. Most of these can be fixed in under $500, including installation on few new panels.
James Hardie Siding $12731 or $8.78 / ft2 (1450 s.f., includes labor and materials) This prices includes installation of house wrap, pre-painted Hardie Plank cement siding with stainless nails, sealing all joints, painted wood or PVC trim around all doors and windows. Hardie siding should only be installed on flat / smooth substrate. Removal of old siding will range between $1000 and $1500.

Primed (unpainted) Hardie Plank will cost about $800 less, but you will also need to paint the house, after siding is installed.

High end price with ALL PVC trim should be about $18460 or $12.73 per sq.ft.

Also, check out this guide for in-depth look at Hardie Plank material costs.

LP SmartSide composite wood siding $11644 or $8.03 / ft2 (1450 s.f., includes labor and materials) This prices includes installation of house wrap, pre-painted LP composite wood siding with stainless nails, sealing all joints, painted wood or PVC trim around all doors and windows. LP SmartSide should only be installed on flat / smooth substrate. Removal of old siding will range between $1000 and $1500.

LP has it’s own pre-painted trim. However, our recommendation is to either use PVC trim or Cedar Wood trim and paint it to desired color, to avoid delimitation issues that are common with factory trim, that’s made of wood particles.

High-end price with ALL PVC trim should be about $16,997 or $11.72 per sq.ft.

Paint Whole House (Exterior) $3550 – $4200 for a 1600 sq. ft. home (1900 s.f. surface area) Perform basic prep work (scrape off old paint & power-wash), and apply one coat of basic exterior-grade paint. Use accent color for all trim (window/door trim, soffit, fascia, base trim, moldings, etc).

Two coats of paint will cost approximately $1100-$1300 more.

Extensive prep work (sanding down old paint, rot repair, etc) will cost $500-$700 extra.

Home Insulation Projects:

Below is a list of various insulation projects using Spray Foam, Blown-In Insulation or Fiberglass Rolled or Batt insulation materials, for your whole house, attic, garage, additions, or a stand-alone structure, such as shed or guest house.

Project Cost Project Details
Spray Foam Insulation Cost $6,720 – $12,360
(2000 sq. ft. home)
Cost includes insulating whole house (exterior walls and attic) with Open Cell (lower end of price range) or Closed Cell (upper end of price range) Spray Foam Insulation, installing 3.5″ of insulation in walls, and 5-7″ of foam between rafters or ceiling joists. Does not include any labor needed to remove existing drywall, or any other non-standard preparation work.
Attic Insulation $3,900 – $7,500
(2000 sq. ft.)
Lower price ($3900) is for insulation attic/ceiling joists only (attic floors), with 8″ of Open Cell spray foam insulation (approximately 28R value). This would leave the attic itself uninsulated.

Upper price range includes insulating roof rafters & attic walls with closed cell spray foam, resulting in 24R in the walls and 38R between the rafters, making your attic space fully insulated, and livable even during cold winter months, granted you have a source of heat in the attic, from furnace outlet, hot water radiator from boiler, or an indoor unit of a ductless heat pump. NOTE that ductless heat pumps also work as Air Conditioners, so you don’t need to run a separate air duct from your central AC.

Exterior house renovation projects

We grouped all exterior remodeling projects together. These include: house painting, new & replacement windows, landscaping, paving, external buildings, additions, garages, sheds, etc.

PRO TIP: While there are companies that price their replacement windows around $1000/each (Pella, “Replacement by Anderson”, “big-box” stores, etc), and also companies that charge as little as $300/window (Window World, etc), most reputable windows installation companies charge between $450-600 per Vinyl Window up to 101 U.I. (typical window size). We recommend that homeowners AVOID doing business with both expensive and very cheap companies and go with small-to medium size owner-operated local contractors.

Why you should avoid Pella, “Replacement by Anderson”, “big-box” stores, etc as well as Window World and similar companies:

First group grossly overcharges, for average quality windows, and “preys” on homeowners who do not know much about windows, promise them some “super-duper” warranties, etc.

Second group (Window World and similar) sell lowest quality windows, that stop closing and leak air within a year of installation.

Project Cost Project Details
Replacement Vinyl Windows $390-$580 / window installed (double pane, Low E) This price includes removal of old windows, framing any openings and installation of window up-to 101 “UI” (UI or United inches is a sum of window height + window width).

Add $99 for an obscured (privacy) glass. Add $89 for tempered glass. There will be an extra charge if Crypton gas or Triple Glass is necessary. Minimum of 5 windows.

Estimate prices of installing Replacement Windows with our windows calculator.

NOTE: While you can get windows without Low-E glass, which will save you $40-100 per window, most states do not allow installation of windows without Low-E, in living areas (homes, apartments, etc.).

Wood Windows $680+ / window installed (double pane, Low-E + Argon) Price includes removal of old windows, and installing new wood window up-to 101 UI.

Add $99 for an obscured (privacy) glass. Add $89 for tempered glass. Crypton Gas, Triple Glazing and high(er) efficiency spacers + frame insulation will add another $75-100 per window. Minimum of 5 windows.

NOTE: Few manufacturers of wood windows offer triple glass packages, due to thicker wood frames, which leave less roof for glass. Andersen is one of the best known manufacturers of quality wood windows, which boast a very high ROI

Aluminum Seamless Gutters $9.50-$12 / ln. ft. Average house has about 90 feet of gutters, which will cost $1185 for 5″ (K-style) seamless aluminum gutter and 4-6 downspouts, without Leaf Guards. Extra floors, corners, downspouts, will cost more.
LeafGuard Gutters $20-$30 / ln. ft. LeafGuard is a “holding company” with a network of dealers. Parent company owns the design and charges dealers certain fee from each job. Each dealer charges different price, to account for local pricing, but generally, LeafGuard gutters are pretty expensive.

Expect to pay between $20-$30 per linear foot of gutter, and in most cases separate fee for each downspout or drain. On a typical house with 90 feet of gutter length, expect to pay $2350 – $2900.

Our Recommendation: Due to design, you can never “open” LeafGuard gutters. Therefore, if or when they do get clogged up, you will not be able to clean them, without damaging the gutters! We recommend that homeowners install regular seamless gutters, with leaf protectors (plastic or aluminum) added separately! Your cost will be significantly lower, leaf protection identical, and you will have the flexibility to clean or repair the gutters, easily.

Copper / Zinc Gutters $40-50 / ln. ft. Copper and Zinc gutters cost a lot more than aluminum, due to much higher cost of materials, and a lot of custom labor, such as seam soldering for copper. Copper and Zinc are typically installed on custom and historic homes, and are not very common on regular houses. Copper is often installed along with slate roofs.
Pressure Treated Deck (with footings) $20-$23 / sq. ft. Pressure treated deck are the most common and least expensive type of deck/patio that you can build. For a typical 200 sq. ft. new PT deck, with concrete footings, and 8 railing posts with simple wood railings and a 4-step stair, expect to pay around $5100.

PRO TIP: We also recommend treating your new PT deck with Clear Polyurethane coating once in 3-5 years. This is a simple procedure that you can do yourself, for around $100-150, or pay your deck builder around $500. Clear Poly will prolong the lifespan of your PT Deck, and will greatly improve the appearance, by giving your deck a tint of color, while still showing the natural wood grain! Wait at least 12 months, before 1st Poly coat, to let the wood turn more natural color.

Build TREX / Composite Deck $32-38 / sq. ft. TREX and other composite deck materials are more expensive. For a typical 200 sq. ft. New TREX/Composite deck, with concrete footings and PT frame, and 8 railing posts with simple wood railings and a 4-step stair, expect to pay around $7,600-$9,300, depending on how fancy you want to get with the railings.

PRO TIP: Composite decks WILL absorb moisture and swell over time. Therefore, if you want to go with a fancy decking material, we recommend AZEK or other PVC deck material, which will not absorb any moisture!

Exterior Door $570 This price is for a basic steel white exterior door, with installation.
Framing $4-$5 / ft2 (includes labor only) Note that framing is very specific, so the final price will vary greatly depending on the project.
Wood Fence $39 / linear ft. This price is a for a linear foot of installation of a wooden fence 6 ft. tall, wood 3-Rail Dog Eared Fence Panel, includes cement and 4″x 4″ posts. Add $400 for a gate.
One Car Garage $12,875 This price includes plans, framing, cement, roof, garage door, door opener and a walk-through door. Putting in a window costs an extra $325.
Two Car Garage $15,925 This price includes plans, framing, cement, roof, garage door, door opener and a walk-through door. Putting in a window costs an extra $325.
Attic Addition $71,190 Cost for a basic 15×24 shed dormer addition on the attic. Includes new shingle roof with two fixed skylights, 4 vinyl windows, basic shower bathroom and one standard room, and standard plumbing, heating and electrical wiring. Excludes building staircase, debris removal and building permits.
Home Addition $100,000-320,000 or $120-400/sq.ft This is the cost of building an 800 sq.ft. home addition. Typical additions include a kitchen, an office, or bedroom and a bathroom. If you are looking to build a two-floor addition, you will need to hire an architect, which will add 10-15% to the total cost.
Exterior Paint $2.05 – $3.74 / ft2 (includes the cost of 2 paint colors, trim and siding) This price is for a floor plan’s square foot of a level that has exterior exposed walls up to 9 feet high.

HVAC / heating / cooling

Average Costs For:
Most Homeowners Spent Between: Most People Spent: $4,670 - $5,930
Low End
High End

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This section covers every aspect of heating and cooling your home, installing Central Air systems, Air Ducts, Radiators, Ductless Mini-Splits, etc. All HVAC equipment must be properly sized to operate at optimal efficiency. Undersized equipment may not deliver enough cool/warm air, whereas oversized equipment will deliver too much cool/warm air, using too much electricity, oil or gas.

We recommend using our HVAC Heat Load (BTU) calculator, to estimate accurate size of your heating/cooling equipment.

PRO TIP Many homeowners are confused by the heating/cooling equipment names and compatibility. Here is a quick clarification:

1) Central Air system consists of a Central AC and Hot Air Furnace. One cools the air, and another one heats it up. Both work together to keep your house comfortable. Both require ductwork (air ducts) to be already installed in your home to deliver cool/warm air from a central location to all the rooms in your house.

2) Boiler is used for heating only, and works by pushing hot water through radiators (located inside your rooms), to warm up the area. Some boilers, like Navien, have integrated tankless water heater, so it heats up the house, and make hot water on demand.

3) Water Heater is exactly what the name implies – it heats up the water, so you can take showers, wash dishes, etc.

4) Ductless heat pump also known as Mini-split system, can be use as an all-in-one AC and heating device. These very efficient HVAC systems do not need ducts to condition your rooms, but only work in one area (zone). Cool / warm air is deceived into your room by an Air Handler (indoor unit). Many ductless systems come in multi-zone configurations, and have many different types of indoor units (wall-mounted, floor-mounted, concealed ceiling cassette, and even a small duct, which can be hidden in the attic, and condition multiple small rooms via short ducts.

Central AIR (AC + Furnace) $6,980-$9,603 (labor and materials) This price includes a 14 SEER 3.5 TON Central AC + 80000 BTU, 96% efficient Gas Furnace. Price includes a drop-in installation of AC compressor, AC coil, Furnace, gas, line-set & electrical connections. This price assumes that you already have air-ducts & gas lines in your house, an existing 240V electrical connection outside, and copper line-set installed.

Installing new copper lines will cost about $390.

Installing new 40-60A, 240V electric circuit will cost additional $500.
Central AC System $4,390 – $6,040 (labor and materials) This price includes a 13 SEER, 3.5 TON central AC – condenser, coil, electric & line-set connection and drop-in installation.

Upgrading to a 16 SEER central AC will cost additional $1300, and will save and will save 18% in operating (electric) costs annually.
Central HEAT PUMP AC $6,850 – $9,860 (labor and materials) This price includes a 16 SEER, 3.5 TON Central Heat Pump AC (heating in temps above 35F degrees) – condenser, coil, electric & line-set connection and drop-in installation. For “emergency” lower temperature heating, an electric heater is usually added for a cost of $180-$250. Ideal for warmer climates. If you live in colder climates, it is recommended to go with “dual-fuel” setup: Central Heat Pump + Gas Furnace.

Upgrading from 16 SEER to 18 SEER Central Heat Pump will cost additional $2300, and will save 11-12% in operating (electric) costs annually.
Central HEAT PUMP + FURNACE $10,160 – $14,607 (labor and materials) This price includes a drop-in installation 16 SEER, 3.5 TON Central Heat Pump AC and 96% AFUE, 80K BTUs Furnace (Gas only), with dual-fuel smart switching between Heat Pump and Gas heating, depending on outside temperature.

Upgrading from 16 SEER to 18 SEER, will cost additional $2430, and will save 11-12% in operating (electric) costs annually.
Ductless Mini Split AC (Heat Pump) – 12000 BTU – 1 Zone $3,500 – $4,000 (Labor + Materials) Price includes installation a 12000 BTU Mitsubishi M-Series (23.1 SEER) Ductless Mini-Split AC / Heating systems with one indoor unit and one outdoor condenser, checking line-set (up to 50 feet) for leaks and filling with refrigerant (R410A), as well as doing all necessary electrical connections.

Each additional zone with 12K BTU will cost about $3000 extra.

High Heat models such as H2i series (26.1 SEER), which are perfect for any application in a sub-freezing environment (-10F or lower ambient temperature) will cost about $400-600 more per zone.

If you do not have 230V power available at desired location for outdoor unit, you will need to get it installed for about $300-450 extra.

You can opt for a less known brands to save about $1000-1500. You can also find some highly ranked MrCOOL brands on Amazon for $1200-$1300 total equipment cost. MrCOOL is a fully DIY-target manufacturer based in US. If you don’t feel comfortable installing a Mini-Split yourself, you can hire an HVAC professional to do the work for about $1000-1500, which would bring the final cost to about $2000-$2700 for a 1 zone 12000 BTU system.

Learn more about benefits of Ductless Heat Pumps

TANKLESS Hot Water Heater $1400-3500* Labor + Materials with basic warranty 10-15 years This price includes removal & disposal of the old water heater and installing a new tankless unit, one with all connections. Relocating the water heater (if you need to vent the gas outside, using power vent option) costs extra.

  • Electric Tankless water heaters cost $300-600 less to install, than gas.
  • Electric option may and often will require Service Panel Upgrade to 200 Amps ($900-1200 extra)
  • Gas option will cost much less to operate (in energy costs).
  • Gas units will often need to be power vented, and sometimes may not be vented into chimney.
  • Adding power vent costs $400-600, and relocation may cost $300-$1000
Hot Water Heater (storage tank) $950 Labor + Materials with basic warranty 4-5 years (40 Gallon Gas) This price includes removal of the existing water heater and installing a new one with all connections. Relocating the water heater costs extra.

  • A 50 Gallon Gas tank would cost extra $100.
  • Electric hot water heater usually costs $100 less than Gas unit with same specs and warranty.
  • Extended warranty period (from 4 to 8 years OR from 5 to 10 years) would be $100 extra.
  • Tankless water heaters usually cost $900-1700 more than storage tank with same fuel type
Furnace Installation – 90K BTU $4,775 (Labor + Materials) This price includes removal of an existing furnace, installation of a new 90% efficiency 90,000 BTU furnace with all connections. It does not include combustion air installation if it does not already exist. (Covers 1800-2400 SF)

Use our new Furnace Price Estimator to get more accurate cost, based on your house size and location.

Hydronic Heating System $7,500-9,000 (labor and materials) Includes boiler, radiators/baseboards and new gas boiler. Oil boiler + new oil tank will be about $1700 extra.
See the differences between Oil vs Gas boiler.
Electric Sub-Floor Heating Installation $15,000-18,000 or $10-12/sq.ft This cost estimate is for a 1,500 sq.ft. space and includes all labor and materials. Radiant floor heating can be installed pretty much with any type of flooring and is a wonderful luxury for homes located in cold climates. The most popular rooms for heated floors are bathrooms and bedrooms.

Cost to Install Hot Water Heater (50 Gallon)
$850 - $1270
See costs in your area Start Here - Enter Your Zip Code

Cost of electrical upgrades and repairs

These are not remodeling projects, but rather internal systems that support the lives in our homes / apartments and make them comfortable. Heat, Hot Water, Electricity, HVAC Systems, etc. All the moving mechanical parts in our homes go in this category.

This section covers upgrading a 100A to 200A electric service, installing outlets, light switches, circuit breakers, and even an Electric Vehicle (EV) home charging station!

Project Cost Project Details
Upgrade Electrical Panel To 200 amp $1,200-3,000 (labor and materials) This price includes disconnecting and reconnecting the power line, installing a new meter socket and replacing the circuit breaker panel. Upgrading the panel from 200 to 400 amp will cost $2,000-4,000
Recessed (Can) Lighting $210 / fixture This includes wiring, cutting drywall and installation of the fixture.
Bathroom Vent $275 – $700+ for Labor + Materials This cost of the vent itself ($50-$250) and installation. If you already have a bathroom vent installed, and need to replace it, labor cost should be $150-$200. If you need to run the electric wire to the vent & switch, as well as running flex air-duct, cost can exceed $1000.
Adding 15-20 AMP Circuit to Electric Panel $200 – $1000+ for Labor + Materials If you have existing wiring, cost of adding a circuit to the panel should be within $200. If your electrician will need to install new wires through UNFINISHED area, to add receptacles / light switches expect to pay $400-750, depending on length of the wire. Running electric wires through finished walls, can exceed $1000, depending on the amount of walls that need to be opened up, and re-drywalled after.
Installing 240V EV (electric vehicle) charger $850 – $1200+ for Labor + Materials Home EV chargers are typically a Level 2 J1772 charger that can push 20-40A at 240V to charge your car faster. 30A level 2 charger itself will cost about $459 and as much ad $900 for a 40A Bosch charger.
Tesla “Wall Connector” costs $500 and can push up-to 48A, but will only work for charging Tesla cars (not other EVs), and requires a 60A circuit breaker.

Installation labor cost, including running a 240V cable, installing circuit breaker, and a wall outlet, as well as connecting the charger to the electric circuit will cost $450-$750.
Installing a 15-20A Circuit Breaker $150 – $200 for Labor + Materials If you just need to upgrade/replace a circuit breaker in your panel, the cost of materials ranges from $15-$65, and labor of about $100-$150. During this process, entire electric panel will have to be turned off.
Replacing a 15-20A electric outlet $110 – $150 for Labor + Materials Replacing old 2-prong outlet or a broken outlet should cost $100-$125 in labor and $10-25 in materials. Keep in mind, that it’s ideal that you have a grounded electric cable connected to the outlet.

Concrete work

Estimate costs for installation of concrete stairs, slab / patio / walkways, in either plain (broom finish) or beautiful stamped concrete. Project prices below do not include demolition or excavation work.

Concrete is a tremendous building material used around the world, and loved by engineers/architects, builders, and homeowners for its strength, durability, and longevity.

Average Costs For:
Most Homeowners Spent Between: Most People Spent: $2,247 – $3,040 (for 240 sq. ft.)
Low End
High End

See costs in your area Start Here - Enter Your Zip Code

In most cases, any concrete should be reinforced with steel re-bar and/or steel wire mesh. It is also recommended that any concrete work is done in ambient temperatures above 45F (5C) degrees.

Below are the estimated costs for most common concrete projects.

Concrete Patio $2,247 – $3,040 (240 s.f.) Build concrete form (12’x20’x4″), install re-bar to prevent/minimize cracking, pour 3000-4000 psi concrete, mag (smooth) and do broom finish with picture frame edging. This will use 80 ft3 (3 yrd3) of concrete.

Upgrading to 6″ thick concrete slab will need 120 ft3 (4.5 yrd3) of concrete and will cost additional $650-$700.

Use our concrete calculator to estimate the amount of concrete and materials/labor costs.
Stamped Concrete Patio (with sealer) $4,177 – $5,380 (240 s.f.) 1) Build concrete form (12’x20’x4″), install re-bar to prevent/minimize cracking, pour 3000-4000 psi concrete. Mag (smooth) and do picture frame edging.

2) Spread coloring agent/powder, and stamp slate or stone profile with flexible rubber stamps, while concrete is still uncured.

3) On the next day, when concrete is cured, clean coloring powder with blower, power-wash the concrete surface. Next, apply cleaning agent, broom-wash the surface, and power wash the concrete second time. Ofter concrete is washed and dries fully, apply 2-3 coats of clear concrete sealer.

Stamped concrete patio may take 2-3 days to install, depending on ambient temperature. This project is best to do in spring, summer, or early fall, and not recommended for winter-time installations, unless outside temperatures are above 45F – 50F degrees.
Concrete Walkway/Pathway (200s.f.) $1,918 – $2,210 Build concrete form (4’x50’x4″), install re-bar to prevent/minimize cracking, pour 3000-4000 psi concrete, mag (smooth) and do broom finish with picture frame edging.

If you need “curved” or steep slope walkway, your cost will be 10%-15% higher.
Pave a 2 car driveway $4,130 – $5,820 This is the typical price to pave a 16 x 40 (640 sq.ft.) driveway with concrete. Note that there can be a lot of hidden or extra costs in this and any other concrete project. These include, pouring 4-6″ concrete thickness, trowel & broom finish, picture frame edges, removal of shrubs and stones, etc.

Additional costs may be added if your driveway needs grading, gravel delivery / compacting, excavation, or any other work not directly included in pouring the concrete, and finishing it.
Cement Slab 4″ thick (no finishing) $6.2 / ft2 This price includes preparing the form, pouring the cement and smoothing the surface with straight edge. No edging or broom finishing is included. Add $1.5/sq.ft for demolition of old concrete (minimum of 300 sq.ft)
Cement Slab-on-Grade Foundation – 6″ – 12″ thick $7.1 – $12 / ft2 If your slab will be use as “foundation”, you will need thick concrete (6″ minimum). Also framing anchors should be installed during the pouring. This increases labor and materials cost.

Price includes preparing the form, installing re-bar & wire-mesh for improved stiffness, and to prevent cracking, pouring the cement/gravel mix, smoothing the surface with straight edge & power trowel the concrete after smoothing.

You will also need a 10-15 mil thick vapor barrier below the slab, costing $1-$1.25 per s.f., to prevent moisture from damaging the concrete, and causing mold in the future. All the plumbing and electrical that will be embedded in the slab, should be done before concrete is poured.
Concrete Footing $195 for a 9″ x 3′ round footing. Dig a 24″ wide & 3′ deep hole in the ground, pour 12″ high concrete in the base of the footing, install re-bar, 9″ wide round form, and pour a 3′ high footing (1 foot above ground).

Depending on where you live, and ground frost line depth, footing height may vary between 1 foot and 6 feet. Each additional foot of height will cost about $20-$25

Price is for a minimum of 6 footings installed. Smaller jobs will be more expensive.
Concrete Foundation (8′ high) $9-$24 per square foot. Foundation costs vary greatly depending on type of soil you have, thickness of concrete walls, depth, etc.

Generally, expect to pay about $18 per square foot (but can go as high as $30/s.f.), installed not near the ocean or other bodies of water. This cost does not include excavation, engineering, permitting, etc.
Concrete Stairs $1,845 – $2,250 for 3 steps, 6×6′ platform Include building a concrete form, installing re-bar and wire mesh reinforcement (to prevent concrete from cracking), and pouring 4000 psi concrete mix. Finishing with trowel, edging and final broom finish.

Concrete steps and platform to be pitched about 2-3 degrees away from the hose, do create positive slope for water drainage.

Yard work: Landscaping, Tree Removal, Excavations

Estimate costs for tree cutting & removal, lawn mowing and care services, stump grinding and pulling, and excavation work.

Below are the estimated costs for most common yard projects.

Tree Cutting & Removal $300-450/tree Price for cutting and removing one tree, up-to 30″ in diameter off your property. Tree should be located away from any structures or driveways, so that its sections can be dropped to the ground without a crane/rope-pulley systems.

Trees near structures will cost $800-1200 to cut and remove, which includes extra work/precautions needed to avoid property damage.

Grinding Stumps $60-120 per stump (upto 40″ in diameter) Price include grinding stumps upto 6″ high and 40″ in diameter, down to 2″ below ground level, and raking the wood chips. Minimum 5 stumps. For smaller jobs, price per stump will go up 20-50%.

Price per inch of diameter is about $2 – $3. Diameter is measured at ground level (not cut section).

Stump Pulling and Removal $200-$350+ / stump. Price includes excavating around the stump (up-to 30″ in diameter at cut section), pulling it out of the ground and removing off the property. Stumps are usually recycled (grounded into wood chips) or dumped in the landfills.

Price is for 5 stumps minimum. Smaller jobs will cost up-to 100% more, because contractor needs to bring excavators and dump-trucks to the jobsite.
Professional Lawn Mowing $150 for up-to 3000 sq. ft. area (one time visit) Price includes cutting down & disposing of the grass on an average size lawn, up-to 3000 sq.ft. Price is for one time service. Lawns of larger sizes would cost about $200-250 per visit.

Landscaping companies often offer scheduled services, were they come out bi-weekly or monthly to mow the lawn. Bi-weekly price would be about $120/visit.

Hiring local high-schoolers or college students will cost about $50-75 per visit. However, you may be required to have a lawn mower.

Return on investment for top renovations

When embarking on any major remodeling project in your house its important to think about the prospective return on investment. Some projects are done right before the sale of the house in order to boost its value, while others are done for personal enjoyment with the goal of adding long terms value to the home.

Here are the National Average ROI figures for the most popular remodeling projects.

Project Type Remodel Cost Average ROI Your Return
Minor kitchen remodel $21,198 81.10% $17,191
Mid-range full kitchen remodel $63,829 59% $37,637
High-end full kitchen remodel $125,721 53.50% $67,212
Mid-range full bathroom remodel $19,134 70.10% $13,422
High-end full bathroom remodel $61,662 56.20% $34,644
Interior Painting $3,185 107.00% $3,408
Floor replacement (hardwood) $18,500 75.00% $13,875
Mid-range bathroom addition $44,717 59.90% $26,785
High-end bathroom addition $83,869 54.60% $45,792
Upscale addition $256,229 48.30% $123,758
Finishing the attic (with bathroom) $47,240 62.00% $29,289
Finishing the basement (with bathroom) $56,850 73.00% $41,501
New deck (wood) $10,950 82.80% $9,066
New deck (composite) $15,750 65% $10,238
New patio $54,130 47.60% $25,766
2 car garage addition $48,806 63.70% $31,089
Window Replacement (wood) $19,391 69.50% $27,901
Window Replacement (vinyl) $15,995 74.30% $11,884
Siding Replacement (vinyl) $14,072 76.70% $10,793
Siding Replacement (fiber cement) $19,320 79% $15,263
Siding Replacement (cedar wood) $21,000 77% $16,170
Roof Replacement (asphalt shingles) $16,600 68.40% $11,354
Roof Replacement (metal) $22,500 85.90% $19,328
Replace entry door $1,350 74.90% $1,011

Keep in mind that the actual return on investment will largely depend on local real estate market trends as well as the level of renovation you are doing. If you are not sure whether a specific remodel is a smart investment, its best to contact a local experienced real estate agent for advice.

Cost to Install Siding (1600 s.f)

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About Leo B

Leo has been a contractor since 2003, specializing in: roofing, siding, general contracting (GC) and residential remodeling. Leo is also a Certified HVAC, Oil & Gas Heating Technician/Installer. In addition to roofing and remodeling, Leo is passionate about Solar, green building and energy conservation, so a lot of my time and energy goes to installing energy efficient heating and cooling systems.

See more about Remodeling Calculator team here

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56 comments on “Remodeling Costs For 2021 | Complete House Renovation Guide

    1. Leo B Post author

      Hi Cecelia,

      Labor & materials are include included in the price estimates. One thing to keep in mind, we haven’t yet updated pricing to account for Covid-19 era ~30% materials price increase, and about 10% labor cost increase.

      So I would safely add about 10-15% to the results, to be more in line with current market conditions.

      Good luck

  1. Heather

    Thank you so much for putting this guide together! We are looking at moving and hope to find a home to renovate. This will help immensely in our budget planning.

  2. Lynne

    We are looking to buy a house but we would have to bump out the side-exterior wall about 8 feet. It is a 1-story house and we’d like to just use the existing windows and siding and patch in new siding where needed. What would you guestimate this costing? (South Shore Massachusetts). I just want to get an idea to see if this is worth considering.

    1. Marty Earley

      As a general contractor in Oklahoma. We specialize in bathroom remodels. I hear it every day about why it cost so much to do a bathroom remodel. 1st off.. your kitchen and bathroom is the most expensive room in the house. You have tile, drywall, electrical, plumbing, painting, cabinets, trim work, etc. We dont go off an hourly rate. We go off of piece work. This is the only way that we have found to be competitive. But when you break it down to hours it comes in around 50hr to 60 hr per man. I know alot if customers can’t understand the cost. But look at this way. If you take your car in to a dealership for a tune up. Here in Oklahoma the labor rate is 125.00 for that tech. Now that tech has a labor book that tells him how many hours it should take to tune up your car. Let’s say the book says 8 hrs. That’s 1000.00 labor. But if that tech can do it in 4 hours. Your still getting charged for 8 hrs. So now your basically paying 250.00 hr. I know this because I use to be a mechanic when I was younger. But customers dont have a problem paying ut because every meachanis shop is going to be the same price within 10.00 jr here in Oklahoma. Unless you can find a shade tree mechanic. So if a bathroom remodel calls for 80 hr for 2 guys to remodel at 100 00 hr but they get it done in 70 hrs because if they’re experiance why would a customer complain about the price? As for better quality materials on a bathroom remodel you can spend 8500.00 easy. Then the labor of another 8000.00. Then dump fees of another 600.00. Would you rather save a third or even a half on labor to have a shade tree remodeler in your home that might not be in business next week because he can’t keep the doors open or would you pay the going rate and have the security that if anything happens your contractor will be there to take care of it?

    1. Leo B Post author


      I can tell you that in city where i lived (Brookline MA), these prices also do not match … Brookline is 50-70% more expensive. However if you drive 30 min to Brockton MA, those prices would be 15-20% lower that this calculator.

      Point is – it is impossible to get correct price for every home remodeling project, in every little town, in a country of 320 million people. Even within same town I get quotes from licensed electricians that are $1500 and $3150 for same project (200AMP panel upgrade).

      So your broad statement that “these prices don’t match my local market” means absolutely nothing. I don’t even know which prices you are referring to, and what your local market is.

      Care to provide more details, so we can discuss?

      Cheers, Leo

  3. Lisa

    We are needing a quick response because we are in the due diligence phase of buying a house. We are in the process of trying to decide if it is cheaper to do a remodel of this home or build from scratch. The house we are looking to remodel is brick, basic rectangular ranch style about 1800sqft. We would like to widen it and add many windows to take advantage of the view. There are other remodeling projects to be done inside, but your site helped with some of those costs. We are trying to determine if this expansion would be too costly since it would involve changing the roof line and possible expanding the foundation.
    Thanks for any advice!

  4. Tom Seaward

    Thank you. Years ago I built new homes in Alaska, but today prices are so different. Working on a complete remodel of a modest home in So. Cal and trying to come up with ball park estimates of costs along with an estimate of value when I’m done. From your numbers my “from the hip” estimated of $80,000 won’t be too far off with me doing a lot of the work. Thanks again.

    PS: Fortunately I have a huge cushion with current values being what they are and we own it free and clear, just in case I can’t do as much as I want and costs go up.

  5. PCBA Siding Contractors

    You should call at least three companies to ask the things they would charge.
    Peeling paint – Painted siding lasts longer than unpainted siding, pyre and simple.

    A company in business under 5 years likely hasn’t the track record sufficient to ensure you an experienced project and warranty.

    1. Leo B Post author

      I completely disagree on “at least 5 years in business” thing.

      Every contractor starts somewhere, with no reputation. Heck – even your company had no reputation or track record when you started out.

      It takes time to build client base and referrals, and what honest contractors do, is great work and customer service. In fact honest new guys often go way more “above and beyond” than many “reputable” companies, because they still have something to prove, whereas reputable companies are often more relaxed on quality, and charge higher prices. I’d actually go with a newer business, versus well established. The key is to find honest and skilled guys.

      Cheers, leo

  6. John duffield

    How much for the labor for demoing, the exterior
    Trim aprox.50sq ft. And demoing the rails and installing the and painting

    1. Leo B Post author


      If we are talking straight demolition, this would be like a handyman / laborer type work. But since you would hire that person directly, I think per hour or per day pay structure is ideal. As far as cost – depending where you live and if you can find a person to do it – $20-30/hr or $200-300 per day seems reasonable.

      The issue is – most handyman don’t like short jobs, because it takes long time to find work, and then they work for only one day … so in my area it’s hard to get a handyman / laborer for less than $400/day … most won’t do per hour.

      What you can try – go to home depot / lowe’s in the morning … there is usually a bunch of guys hanging out, looking for day work / laboring.

      Now if you need some skilled help, that’s different, and I’m not sure what exactly you want “built”

      Hope this helps, and good luck

  7. Alex

    I have a home that is about 1650sqft an I’m looking to get quotes or ball park numbers of what it would cost to do this list of things: home located in California .

    -remove wall that separates kitchen and living room
    -Remove both windows in kitchen (patch and paint exterior walls)
    -install new kitchen cabinets with island, granite countertops, under-cabinet lights, new appliances (see design)
    -remove soffit above stove wall
    -install recessed lights
    -texture walls, patch and paint

    -remove popcorn ceiling‘s
    -Install recessed lighting
    -install wood engineered flooring throughout bottom level of the entire house(? Sq ft)
    -install 2 new windows at back wall
    -texture walls, patch and paint

    -re-surface fireplace(see design)
    -build custom mantle
    -build wall left side of fireplace

    -replace vanity
    -please toilet
    -tile floor
    -texture walls, patch and paint

    -Remove ceiling, raise to living room level
    -Reroute electrical
    -Re-route ductwork
    -remove closet to make space for double entry door
    -texture walls, patch and paint

    -install double entryway door

    -cut wall (install closet with door to match others in house)
    -wall off staircase
    -install privacy door
    -texture walls, patch and paint

    -Install wood treads with white risers
    -replace hand rail
    -remove popcorn ceiling
    -install chandelier
    -build wall (close off left side)
    -texture walls, patch and paint

    BEDROOM 1 (downstairs)
    -Remove popcorn ceiling‘s
    -Replace closet doors (mirror)
    -Install recessed lighting
    -Texture walls, patch and paint

    (Same as bed #1)
    -Remove shelving in closet

    -Total remodel
    -New tub
    -New fixtures
    -Tile floor
    -New single sink vanity
    -Install recessed lighting
    -Texture walls, patch and paint

    -Install 2 new windows(behind bed area) (optional)
    -Frame in custom closet(see design)
    -Remove closet window(black out to keep existing appearance from exterior)
    -Texture walls, patch and paint
    -Install tray ceiling above bed(optional)
    -install hardwood floors

    -Install bigger window
    -Install soak in tub
    -New layout (see design)
    -Recessed lights
    -Texture walls, patch and paint
    -tile floor
    -tile shower walls

    1. Leo B Post author

      Alex, great question, and seems like a lot of work 🙂

      I assume these items are copied from a contractor’s proposal. If not a secrete, how much did they want for all of this? Did they break it down by room or by work type?

      I would break this into categories … Kitchen, Bath, All Bedrooms / Hallways, Flooring

      You would probably get better prices if you work with single contractor. Also better for logistics.

      For kitchen, bathroom, windows & flooring estimates, I recommend our calculators:

      For recessed lights, you need an electrician, and I’d guesstimate $750 per day of work + materials.

      Now electrician needs access, so other contractor(s) would need to do demolition first, and then prepare framing, etc.

      For for walls and ceilings, the plaster guys usually charge around $100-150 per 4×8 sheet of drywall (with installation / plastering) + materials.

      For painting, you are looking at $2-3 per sq. ft. of floorplan (meaning if a room is 10×10, that is 100 sq. ft. * $2-$3 … this doesn’t include ceilings, patching, etc. Also doesn’t include moving stuff and covering furniture.

      Bottom line – you have a lot of items there, that cover multiple trades … so you either hire a one general remodeling contractor, or hire individual company for each trade …

      It will be expensive, but honestly, I can’t provide pricing for all of this, as there are way too many unknowns.

      Best of luck


    I came to this website ,because a potential client came to me with the notion that the prices on this site along with a few others (HOME ADVISER) in reflection of cost for the region we live in . First and for most take everything from home adviser with a gain of salt .They are a joke ,and do not care if you find a GC ,handyman to assist you .They only want you as a lead ,so they can charge the GC .They know their prices are way off target. But hey they got to entice you somehow,or they wouldn’t be in business !
    Im a general contractor in the North Bay & Bay Area of Northern California,and I can tell you these prices for this area are way off- even if you add the % this site along with other sites suggests. The current inflation effecting the economy isn’t being factored in either ,which effects even more so. . The price of materials has risen several time just in the past 6 months. No GC ,Handyman is going to eat the cost of any materials for a client ,and rightfully so. We have a serious shortage of labor let alone good labor in California* I believe across the nation. The issues from all the carnage from the disasters across the state of Calif & other states just amplifies it. Prop 1137 ,don’t quote me on that ,(could be wrong on the prop #)has passed in Calif-prices will increase in the private sector.-YOU CAN THANK THE UNION FOR THAT!
    UNION prices are rising all across the nation,for the Union .Why ,they say because of inflation, and no the labor force will more than likely not see any of it in their paycheck!! Put prop 1137 and the union together,it will all make perfect sense at least in Calif.
    For prospective purposes:
    Currently the average price to build a new house is running roughly 400 /450 to 800 sq-ft., if the Ca economy holds stable(factor material prices & labor shortage= inflation)The average contractor in this area makes roughly 75-120 hr,Electricians charge roughly 85-140 hr, labor roughly 18 to 25 hr, carpenters are paid from 25 hr to 45. Handymen or person makes roughly 55-100 hr. As to why GC bids are all over the place,each company has different cost of overhead, All overhead must be included on top of the hourly wage of each employee . NO COMPANY could stay in business otherwise regardless of where you live- that’s a no brainier I believe for everyone.

    Lets take some prospective:
    When you take your car to a mechanic you pay how much to get your car fixed,and there is no bidding option-you pay 120-150 hr.
    Yet you complain about a GC charging the prices they charge to build or remodel that” safe place” you call home ,where you and your children live. Its safe for a reason.
    Construction infrastructure alone takes years to learn, (min of 5 out of 7 to be a GC in Calif) still have to passing the exams-or no license. Years to learn study ,and perfect your ability and skills to all the different styles.Federal,State regulations /codes upkeep ,County as well because each has its own. The ever changing laws.10 years of liability on anything they build, liability insurance(s) ,comp,wages, GC license,business license fees for each county you work in. Health benefits every person in this trade should have automatically,its extremely labor intensive and hard on the body. Incentive benefits to keep them as employees,because if you dont someone else will. Tools cost for each employee ,so they can build those infrastructures,upkeep of tools so they last for years, place to store those tools and conduct business. Endless meeting with inspectors,architects ,and engineers, training, quality of craftsmanship, budgeting,scheduling to meet completion dates,so you can make a profit to reinvest back into the company. Overseeing Subs to ensure everything mention above they are compliant with as well to protect the client and themselves.Finding, bidding new project ,so you and your employees can grow and prosper regardless if the client comes to you or not .It takes hours,days ,weeks sometimes months to work out a bid .
    Who’s responsibility is it to pay for all that time spent, the GC ? I don’t think so,after all it isn’t they’re house ,and your paying for a service ,just like you pay for your Mechanic with the exception the stakes are much higher for the GC.

    I do not recommend going to the internet to find prices when it comes to construction of any sort,you cannot use a national average to get a true prospective of costs. Its also important to keep in mind that even Architects,or Engineers are not always in the loop of actual costs,they don’t build,nor know the cost of all GC’s.
    Its very easy to find a GC online ,or stop and ask to speak to one where you see construction going on. Most are very polite and will provide you with a card or a number to contact them.

    I hope this help bring some perspective to this site and the people searching .

    1. Leo B Post author

      @C KELLER, good insights… I will do quick answer now, and in more details later.

      1) home adviser prices as fake and are pure click bait. They put lower numbers on purpose – to lure people in…

      2) so you are right – its very hard to have one measure of price for 320 million people in 50 different states, with completely different economic conditions.

      With thats said – you should understand that most people in US cannot afford CA prices for real estate / remodeling and other home related stuff. Home prices in bay area are near 3 times national average. I live in MA and our prices are also crazy.

      At the same time salaries in CA and MA are way higher than avg, driven by tech sector.

      Bottom line – CA pricing cannot be used as benchmark for the rest of the country. Everything is more expensive there.

      We do use an ~19% premium for West Coast over national average… But west coast is huge, so that is all approximate.

  9. Lacie Abell

    What a great and helpful site! Thanks for doing the groundwork to give us a “jumping off” spot to further the research for a project. I am just beginning to design a remodel for a 1960’s era kit A-frame cabin, asymmetrical roofline, 400 sq ft., and your list reminded me of things I had forgotten…already!
    Again, thanks!

    1. Leo B Post author

      I know this is way late response – but my house is also an A-frame … not a cabin, but not huge either. They their ups and downs to say the least.

      My biggest issue currently is – no rufters, as house is post and beam framing. So solar installers are afraid to touch it 🙁

  10. Jeannie Allen

    I would like to know what the cost would be to demo an exterior wall to install floor to ceiling windows. The exterior is brick. Inside, the center part of the wall has a stone fireplace that I want to leave in tact. Basically, I want my stone fireplace with huge windows on each side. I know the cost will vary depending on the type and size of windows but a ballpark idea of total costs for demo, materials and labor would be a great starting point. I live in the Atlanta area.

    1. Leo B Post author

      For this kind of work, you will need to get a building engineer, to ensure that once you knock down you (load bearing) exterior wall, the house does not collapse.

      That alone may cost around $1000. The actual removal can be “cheap”, but most likely cheap will mean more expensive, once cheap laborers destroy your chimney, and so on.

      Honestly, this is really hard to “estimate”, but I’d say about $2000 for demo work, and $700-1000 for disposal …

      This is VERY approximate. You should have the contractor doing the windows to also do demo. Otherwise you may save a few bucks, but will lose a lot more due to miscommunication / scheduling issues, etc, deliberate or not.

      Best of luck. If you want, upload pictures (inside and outside) of this, to so I can take a look, and maybe provide more insight.

      1. DA

        Leo, curious what your thoughts are about my situation. We want to add a large 3 car garage to the existing house and have the space above finished. At the same time, we want to strip the entire inside of the house down and redo plumbing, electrical, and HVAC. This means we will recreate 1.5 bathrooms plus a master bath, a full kitchen, and due to the addition would need new siding and likely a new roof so it doesn’t look goofy. Insulation will likely need redone as well with a few landscaping items as well. Oh, and the existing septic needs moved.

        Before you ask why we don’t just build a new house, it’s because we can get the existing house at a great price plus we own the vacant lot just next door that can be used as collateral for a down payment.

        1. Leo B Post author


          My thoughts are – it will be a lot of money 🙂 ..

          However – I don’t actually see a question .. but yea – maybe at will be cheaper to knock it all down, and build new … you should get some quotes.

          1. DA

            Cost wise…what do you think? I’m guessing around $150-200k. But wanted your expert opinion…

  11. Javier Valencia

    I have a whole house renovation including installation of new countertop and cabinets painting as well painting 3 bedrooms and 2 bathrooms changing bathtubs any particular price I would pay

  12. Dan

    Is there a map that shows what the regions are? I live near Kansas City, MO. Is that North/South/East/West Central?

    Dan Werkowitch

  13. Hatty


    I’m interested to hear your thoughts about my situation. I’m in the midst of a renovation and I’m concerned by the standard of work I’m receiving from my contractor for the price. That’s what brought me to your page.

    I showed my contractor images of what I wanted to achieve, he came back with an estimate and said he may not be the cheapest guy but he works to a high standard. He is now working on the property, the mechanics are in (it’s a full renovation) and now it’s just down to selections for fixtures and fittings. He has presented me with allowances for each. Example – $350 bath tub ($700 seems average.) I can’t find anything even close to the look or quality I want for these allowances yet this small bathroom is costing me 18K. I’m confused if I have unrealistic expectations (which shouldn’t he have managed from the start?) or is this guy taking me for a ride?

    1. Leo B Post author


      Since your bathroom is a full renovation, and you want “higher end” fixtures $18k does not seem out of the norm … the truth is – it is very much dependent on what is being done exactly, the size of your bathroom, and so on. If you want to let me know the basic specs of your project, I can help you better understand if it “too expensive” on inline with average costs.

      You can also use our bathroom calculator to get a better idea of what’s involved –

    1. Leo B Post author

      Tyler, I come up with these prices, based on what contractors charge.

      What you say means nothing – you can’t just say “these costs are sooooo far off of actual” without specifics. There are over 25 projects here. You need to be specific when making such statements … so do tell me what’s off actual, what what is actual pricing.

      As you do that, keep in mind these are prices when hiring a licensed & insured professional. I’m sure you can find a handyman to replace a septic system for 1/2 the price, but that would be dumb to do. I give that example because I just met such handyman a week ago – he does everything from painting to excavation and septic, to roofing to electrical to plumbing. Do you want that guy doing specific trades that require licensing on your house? I don’t!

      So do explain what is off here.

      Sincerely, Leo

      1. Rowan

        He means they charge prices much higher than the actual cost of construction and he is absolutely right , we went to hire someome to sand down some cabinets and the quote was 3 k when I could easily do the work in half a day. I’m not a professional but if I told u I could do the work for a quarter the cost but maybe not quite as good would you take it , I know i would

        1. Leo B Post author


          Yea, 3K to sand cabinets is pretty ridiculous and excessive. You can buy new cabinets for that much 🙂

          I completely get where you are coming from, and that’s why I do most projects myself. A) I don’t want to part ways with thousand of dollars, and B) it gives me things to write about on this blog.

          I’m in a process of a long term (it’s been a year of on and off work) full house remodel – so far, my labor costs would have been $30000-40000 alone, and I did it all myself. The only things I hired a contractor for so far, were hot water heater (i paid $1300 for it) and kitchen countertops … Water heater requires gas work, which I’m afraid of 🙂 and counters – i mean you need a whole granite cutting shop AND special equipment to install it (suction tool that pulls plates together, while adhesive in joints is drying).

          All else I did myself, precisely because I CAN SAND cabinets in 1 day and not pay $3K for it!

          In contrast – I’m looking at a Mini-Split Heat Pump now which go for about $3500 per indoor unit. People on houzz are saying $3500 is too much, when cost of materials is like $1700-2000 … My quote was $7500 for 2 indoor units and one 18K BTU condenser Mitsubishi heat pump. So the guys would make like $3500-4000 in one day after all is said and done … I mean it’s a day of work, but you gotta consider that it would probably be 2 licensed HVAC guys installing it … not one dude with a $50 black and decker sander …

          At the end of the day, it how much people are willing to pay for something. Some will pay more.

          For example, we did a metal roof about 10 years ago, and customer wanted stainless steel snow-retention bars – the material cost alone was like $2800 + installation. But he did not want snow falling on his head.

          PS – I think I’m gonna do Heat Pump myself … maybe get an electrician for 230V connection or my father in-law would do it (he is electrical technician). I don’t need HVAC guy because the unit I’m gonna get (Pioneer 21 SEER heat-pump that heats down to -5°F ambient temp) is pre-filled with R410A refrigerant, and I can bleed and leak test the line-set myself with vacuum pump and nitrogen … sounds crazy, but it’s not that difficult if you prepare well … I’m gonna put all the videos on youtube and complete guide here! 🙂

      2. Kenny

        Thank you leo ! Part of my job it seems is going behind so called contractors who are not liesensed or bonded and can certainly give the lowest bid probably due to the fact their not qualified or neglect their financial responsibility to run a business to begin with. I’m blessed to have very good repeat customers ! But their are those who want something for nothing. I guess some don’t understand a business has to support itself as well as a family and I’m not getting rich. This is 2018 Thx !

    2. Dave

      I strongly agree with you. If you live in the Northeast- dont be shocked when these prices dont even compare. Too many misleading websites now a days.

      1. Leo B Post author

        Dave, how do you expect this price guide to work for every town and city in all 50 states? We have to use averages. An then, you can take the average, and apply local multiplier – for example New England is 14% higher than National Average, so if a job costs $100, then in New England it would be about $114 … that’s all.

        Now I live in MA, and prices differ if you travel just 10 miles! Take for example Wellesley & Framingham MA, which are right next to each other. A hypothetical job that would cost $1000 in Framingham, can go for $1500 in Wellesley, which is 5 miles away.

        There are too many variables to consider, so we have to establish some guidelines.

        Another good example is electrical work, which I’m doing right now. I got two quotes to upgrade electric service to 200A – one quote is $3100 and another is $1700 … both from local electricians… How do you explain that?

        I agree on “Too many misleading websites now a days”, and most of these websites are operated by marketing or media companies, who have no connection to home improvement industry, and hire writers with “Journalism” degree.

        I spoke with former editor in chief of remodeling magazine – he has never done any construction in his life and is a journalist by trade. According to him, big remodeling publications writers ARE NOT CONTRACTORS – that is why you get prices that make no sense.

        On the other hand I’m a Roofer/General Contractor, and I base our prices on many factors, including numerous surveys of 1000s of contractors over past 12 years, as well as what my subs charge me, and what they charge homeowners.

        So I try to keep the numbers on this site as real as possible.


  14. Jennifer Gibson

    My mother’s house was built in 1900. It is an old house that will require a full top to bottom renovation. I think there is a foundation issue as well. The max budget Reno for the project is 80,000 with 20,000 emergency contingency. The house is listed as 5 bedrooms and 2 full baths. I think it is better to demolish
    the place and build a new one?

  15. Izzy Saucedo

    This is a great list. I’ll keep some of these things in mind when customers ask about other projects for their homes

    1. Leo B Post author


      You would have to remove siding + interior trim, which adds a lot of extra labor costs. O it’s best to replace JUST sashes if possible.

      You’d be looking at about $300+ for each average new construction window, and $300-400+ for labor … and this is on 1st floor. 2nd/3rd floor would add $50-100 for each window 🙁

      Good luck

      1. patience

        hey hope ur okay,would u please assits me in making a cortation for on pricing and installation of windows,doors and tiling , I just registered my company an I don’t know how to make one please I need guidens/help

  16. Jacqueline Richards

    I have a Studio Apt. approx. 500.00 sf. I am using your guide to help with my budget and before I consult contractors.