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Angie's Answers

?
I second the original question (still unanswered). Speaking as someone who logged in today to try to find an attorney, I see this category as one that's exactly what I have my Angie's List membership for:

1. It's important that I find a good one
2. I'm not an expert enough to know myself who is a good one
3. The industry is full of advertisements and misinformation
4. I wish I knew what experiences other people have had


?
I don't care about lawns--I planted mine in clover and don't have to mow it. When I do need to mow I use a rotary Fiskars mower, which is great--or a scythe. That's right--a scythe (the European type, which is smaller, and it's very good exercise). Gas-powered mowers, chemical fertilizers and weed killers--all nasty stuff that gets into everyone's air, soil, and water. I'm sure my neighbor doesn't like my wildflowers, semi-wild pockets of fruit bushes, and unmown areas and yes, dandelions (I have 10 acres) but that's too bad. It's better habitat for wildlife, especially the pollinators on which our food supply depends. I think this obsession with the Great American Lawn is a waste of time and resources. Plant some food instead.


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I'm not sure Angie et. al. want you to have a complete answer to this question. By re-subscribing at the Indiana State Fair in 2012, I think I paid $20.00 per year for a multi- year subscription. Maybe even less. At the other extreme--and I hope my memory isn't faulty about this--I think the price, for my area, for ONE year was an outrageous $70.00. And they debited me automatically without warning. I had to opt out of that automatic charge. I like Angie's List, but if some of the companies they monitor behaved the way they do in this respect, they'd be on some sort of Pages of Unhappiness. I'll be interested to see if this comment gets published or censored out of existence.
?

That's very difficult to answer without seeing the house. As one poster said, the prep is the most important part. On newer homes that don't have a lot of peeling paint, the prep can be very minimal even as low as a couple or a few hundred dollars for the prep labor.

On a 100 year old home with 12 coats of peeling paint on it, then the prep costs can be very high and can easily exceed 50% of the job's labor cost.

A 2100 sq ft two story home could easily cost $1000 just for the labor to prep for the paint job. That number could climb too. Throw in lots of caullking  or window glazing, and you could be talking a couple or a few hundred dollars more for labor.

Painting that home with one coat of paint and a different color on the trim could run roughly $1000 or more just for labor. Add a second coat  and that could cost close to another $1000 for labor.

For paint, you may need 20 gallons of paint. You can pay from $30-$70 for a gallon of good quality exterior paint. The manufacturer of the paint should be specified in any painting contract. Otherwise, the contractor could bid at a Sherwin-Williams $60 per gallon paint and then paint the house with $35 Valspar and pocket the difference. $25 dollars per gallon times 20 gallons? That's a pretty penny too.

That was the long answer to your question. The short answer is $2000 to $4000 and up, depending upon the amount of prep, the number of coats, the amount of trim, and the paint used.

?

You have to put your self in the shoes of a business that is in business to turn a profit of some sort. All businesses have different overhead which in turn decides what their bottom line would be on their services. I personally would not go with an unlicensed professional for this type of install. You are messing with gas, venting issues, electrical wiring{electric water heater} and updated code issues such as a drain pan and tempature and relief drain lines for heaters that currently do not have them. I do agree that there are some companies that are way out of line for their installs but most of these companies are the really big companies that have very high overheads  I would assume. Tank type water heaters have changed over the last several years and with these safety changes come bigger prices. The price of steel thanks to China is skyrocketing and tank type water heaters are made of steel. Most wholesale plumbing supply companies cannot match what the big box stores are selling at retail to consumers. I happen to think from research that heaters such as Rheem, Bradford White and AOSmith who have been in business forever make a better product than what you can buy in the big box outlets. You also have to take in consideration the location of the water heater that is being replaced. Is it in the house, basement, garage or attic. Most 40 and 50 gallon water heaters that are purchased in a plumbing wholesale store in Texas cost between 300-340 for a 6 year warranty heater with 6 year on parts and tank. Speaking of warranty. Most big box companies will take a least 24 hours to a week to get your warranty problem taken care of. Most reputable plumbing companies will give same day service if they installed the heater.

So lets break down a typical install at cost to a licensed plumber in Texas

Heater: $315, water shut off $6.50, water flex lines or unions to code $20, gas flex line and cut off to code $12, misc fittings $15, Total $368.50 Lets add a 35% profit which is some what low  for a business $129, Total 497.50

This doesnt  include permits, pan and drain or any venting issues. The vent must go from the heater to the outside of roof using double wall vent.

Cost of permit on average $60

Most plumbing companies allow for 3 hours of time for a water heater. This includes picking the new one up. Delivering out to house. Draining and removing old water heater. Hauling off old heater. Installing new heater up to code. Going down to city and pulling permit.

Average Labor charges for heater installs $400

That would make this install run without extras on any code issues $957.50

I just had a 50 gallon gas water heater installed in my house for $1200 but I needed a pan installed. I used a licensed plumber.

 

 

 

?
Todd said it best.

An itemized list / cost breakdown, more often than not is used against the contractor when it is shared with other builders who will then beat it.

Good contractors use good people, and good people cost more.  Just the cost of having the appropriate insurance / bond can be the difference between winning a job or losing it ot a 'lower bid'.

It is the rule of three; there is Good, Cheap and Fast.  You can have any two:  Good and Cheap, won't be Fast; Good and Fast, won't be Cheap;  Cheap and Fast, won't be Good!

When comparing bids, it isn't the cheapest or the 'nicest' person you should select.   You should understand why there is a large price difference (it shows there are gaps in your design program or what you have asked for specifically, which means there may be arguments later).  If most of the bids are in line, and one is way high or way low,  you want to know why before dismissing or selecting them.

A price-only decision almost always costs more in the long run. 

Good luck!

Er Doctors in Antioch, CA

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

A1 Home Care

412 Pine Park Court
Martinez

Alameda Hospital

2070 Clinton Ave
Alameda

Allen, Dr. Christina R.

1500 Owens St
San Francisco

Andre Baitoo MD

4501 Sand Creek Rd
Antioch

Anthony Rodigin MD

3901 Lone Tree Way
Antioch

Auerbach, Dr. Patrick

300 Pasteur Dr
Stanford

California Pacific Medical Center

2333 Buchanan St
San Francisco

Charles Clemons MD

3901 Lone Tree Way
Antioch

Chiao, Dr. Alice

300 Pasteur Dr
Stanford

Contra Costa Regional Medical Center

2500 Alhambra Ave
Martinez

Corey Long MD

3901 Lone Tree Way
Antioch

D'Souza, Dr. Peter

300 Pasteur Dr
Stanford

Dannenberg, Dr. Bernard

300 Pasteur Dr
Stanford

David Dempsey MD

3901 Lone Tree Way
Antioch

Donald Maisel MD

3901 Lone Tree Way
Antioch

Dr. Laura L Holmes

795 El Camino Real
Palo Alto

Duoc Nguyen MD

3400 Delta Fair Blvd
Antioch

Ellen Leng MD

3901 Lone Tree Way
Antioch

Emergency

3901 Lone Tree Way
Antioch

Garza, Dr. Daniel

300 Pasteur Dr
Stanford

Gomez, Dr. Michele A.

1720 El Camino Real
Burlingame

Good Samaritan Hospital

2425 Samaritan Drive
San Jose

Hencke, Dr. Richard R.

1555 Soquel Dr
Santa Cruz

Henehan, Dr. Michael J

455 Oconnor Dr
San Jose

Huang, Dr. Jennie S.C.

98 Gough St
San Francisco

Ian Chuang MD

3901 Lone Tree Way
Antioch

InSequent

793 Broadway
Sonoma

Ivan Cavaliere MD

3400 Delta Fair Blvd
Antioch

James Shieh MD

3901 Lone Tree Way
Antioch

Jeffrey Leinen MD

3901 Lone Tree Way
Antioch

Joanne-Dames, Dr. Sevasti

3901 23rd St
San Francisco

Joel Chiu MD

3901 Lone Tree Way
Antioch

John Heckle MD

4501 Sand Creek Rd
Antioch

John Longwell MD

1060 Saratoga Ave
San Jose

John Muir Medical Center, Walnut Creek Campus

1601 Ygnacio Valley Rd
Walnut Creek

Josh Sheridan MD

3901 Lone Tree Way
Antioch

Kaiser Permanente

4501 Sand Creek Rd
Antioch

Kaiser Permanente

3400 Delta Fair Blvd
Antioch

Kaiser Permanente Hospital - Oakland

280 W Macarthur Blvd
Oakland

Kaiser Permanente Medical Group

7601 Stoneridge Dr
Pleasanton

Kaiser Permanente Medical Grp.

4501 Sand Creek Rd
Antioch

Kaiser Permanente Santa Clara

700 Lawrence Expy
Santa Clara

Kaiser Permanente Santa Rosa

401 Bicentennial Way
Santa Rosa

Khanh Nguyen MD,MS

3901 Lone Tree Way
Antioch

Klofas, Dr. Edward

300 Pasteur Dr
Stanford

Lee, Dr. John R.

60 Fenton St
Livermore

Leonard, Dr. John A.

1601 Ygnacio Valley Rd
Walnut Creek

Leslie Cho MD

3901 Lone Tree Way
Antioch

Lipman, Dr. Grant

300 Pasteur Dr
Stanford

Mary Fitzsimons MD

3901 Lone Tree Way
Antioch

Mueller, Dr. Robert A.

2425 Samaritan Dr
San Jose

Muir Orthopaedic Specialists

350 John Muir Pkwy
Brentwood

Muir Orthopedic Specialists

2405 Shadelands Dr
Walnut Creek

Murphy, Dr. Kelly

300 Pasteur Dr
Stanford

Nguyen, Dr. Anh-quan T.

2581 Samaritan Dr
San Jose

Novato Community Hospital

180 Rowland Way
Novato

O'Connor Hospital - San Jose

2105 Forest Ave
San Jose

Ouyang, Dr. Daniel

2734 El Camino Real
Santa Clara

Palo Alto Medical Foundation - Burlingame

1501 Trousdale Dr
Burlingame

Patricio Chavez MD

3901 Lone Tree Way
Antioch

Petaluma Valley Hospital

400 N Mcdowell Blvd Dept 400N
Petaluma

Peterson, Dr. Jeffrey

300 Pasteur Dr
Stanford

Pyra Aarden MD

3901 Lone Tree Way
Antioch

Rabin, Dr. Bradford

3200 Middlefield Rd
Palo Alto

Rachelle Soper MD

3901 Lone Tree Way
Antioch

Raj Dasari MD

3400 Delta Fair Blvd
Antioch

Raphael, Dr. Elizabeth

300 Pasteur Dr
Stanford

Robyn Juster MD

795 El Camino Real
Palo Alto

Ryan, Dr. Joseph

300 Pasteur Dr
Stanford

Saetrum, Dr. Brent B.

5000 Hopyard Rd
Pleasanton

Saint Francis Medical Group

909 Hyde St
San Francisco

Saint Francis Memorial Hospital

900 Hyde Street
San Francisco

Samaritan Medical Care Center

554 Blossom Hill Rd
San Jose

San Ramon Regional Medical Center

6001 Norris Canyon Rd
San Ramon

Sandeep Gupta MD

39500 Fremont Blvd
Fremont

Santa Rosa Memorial Hospital

1165 Montgomery Dr
Santa Rosa

Schreck, Dr. Jenny

115 Locust St
Santa Cruz

Sequoia Hospital

170 Alameda De Las Pulgas
Redwood City

Spectrum Eye Physicians

2577 Samaritan Dr
San Jose

Stanford Health Care

300 Pasteur Dr
Stanford

Stanford Health Care

341 Galvez St
Stanford

Stanford Health Care

701 Welch Rd
Palo Alto

Strehlow, Dr. Matthew

300 Pasteur Dr
Stanford

Sutter East Bay Med Foundation

3901 Lone Tree Way
Antioch

The Permanente Medical Group

3400 Delta Fair Blvd
Antioch

Thomas Schutz MD

3901 Lone Tree Way
Antioch

Thomas Sugarman MD

3901 Lone Tree Way
Antioch

Trish Stephens MD

3901 Lone Tree Way
Antioch

U.S. HealthWorks Medical Group

7793 Wren Avenue
Gilroy

UCSF Medical Center

505 Parnassus Ave
San Francisco

Webster Orthopedics

5801 Norris Canyon Rd
San Ramon

Wergowske, Dr. Gilbert L.

2012 Columbus Pkwy
Benicia

Young, Dr. Joshua B.

700 Lawrence Expy
Santa Clara

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