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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.

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 Perris, CA

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

Advanced Urgent Care of Pasadena

797 South Arroyo Parkway

Amar Shah MD,MPH

8700 Beverly Blvd
Los Angeles

Aminatu Shehu MD

5925 San Vicente Blvd
Los Angeles

Amy Peng MD

8700 Beverly Blvd
Los Angeles

Animal Emergency Clinic of Pasadena

2121 E Foothill Blvd

Apple Urgent Care Center

1001 South State Street

Arman Afagh MD

9961 Sierra Ave

Armato, Dr. John P.

520 N Prospect Ave
Redondo Beach

Billoups Innovative Healthcare Solutions

Beverly Hills

Brotman Medical Center

3828 Delmas Ter
Culver City

Cabasso, M.D Phillip J.

612 W Duarte Rd

Cannis, Dr. Mark C.

4077 5th Ave
San Diego

Cedars-Sinai Medical Center

8700 Beverly Blvd
Los Angeles

Connie Tang MD

Los Angeles

Czako, Dr. Robert G.

73211 Fred Waring Dr
Palm Desert

Darrow Sports & Wellness Institute

11645 Wilshire Blvd
Los Angeles

David Joss MD

21580 Yorba Linda Blvd
Yorba Linda

Defoto, Dr. Joseph T.

9201 W Sunset Blvd
West Hollywood

Desert Regional Medical Ctr NEO

1150 N Indian Canyon Dr
Palm Springs

Dr. Arturo Sidransky MD FACEP

2309 Antonio Ave

Emergency Medicine Specialits

1100 W Stewart Dr

Executive Urgent Care at Indian Wells

74785 Highway 111
Indian Wells

Exer - More Than Urgent Care

239 S La Cienega Blvd
Beverly Hills

Facey Medical Group - Mission Hills

11211 Sepulveda Blvd
Mission Hills

Farmers Insurance

325 N 2nd Ave

Greater El Monte Community Hospital

1701 Santa Anita Ave
South El Monte

Greenberg, Dr. Sanford

44-300 Monterey Ave
Palm Desert

Griffith, Dr. Jack

23550 Hawthorne Blvd

Healthcare Partners Med Grp URG

797 S Fair Oaks Ave # 100


#122, Ras Avenue

Henry Mayo Newhall Memorial Hospital

23845 McBean Pkwy

Hollywood Walk-in Clinic & Urgent Care

6430 Selma Ave
Los Angeles

House Call Doctor Los Angeles

258 N. Bowling Green Way
Los Angeles

James, Dr. Patricia L.

36921 Cook St
Palm Desert

Julie Marquez MD

9333 East Imperial Highway

Kaiser Fontana Medical Center

9961 Sierra Ave

Kaiser Permanente

3440 E La Palma Ave

Kaiser Permanente

14371 Clark Ave


31570 Railroad Canyon Road #209
Canyon Lake

Legacy MD


Leo, Dr. James D.

2840 Long Beach Blvd
Long Beach

Lin, Dr. Sam Y.

79440 Corporate Center Dr
La Quinta

Los Alamitos Medical Center

3751 Katella Ave
Los Alamitos

Los Robles Hospital & Medical Center

215 W Janss Rd
Thousand Oaks


23679 Calabasas Road Suite #766

Mihran Garabedian MD

1515 N Vermont Ave
Los Angeles

Mission Hospital

27700 Medical Center Rd
Mission Viejo

Moreno Valley Community Hospital

27300 Iris Ave
Moreno Valley

Oso Niguel Healthcare Center

27231 La Paz Rd
Laguna Niguel

Pomona Valley Health Center - Pomona

1770 N Orange Grove Ave

Providence Holy Cross Medical Center

15031 Rinaldi St
Mission Hills

Providence Saint Joseph Medical Center

501 S Buena Vista St

Providence Tarzana Medical Center

18321 Clark St

Rancho Springs Medical Center

25500 Medical Center Dr

Redlands Community Hospital

350 Terracina Blvd

Ronald Reagan UCLA Medical Center

757 Westwood Plaza
Los Angeles

Sachs, Dr. Carolyn

924 Westwood Blvd
Los Angeles

Saddleback Memorial Medical Center

24451 Health Center Dr
Laguna Hills

Safety Skills

1090 Chevron Ct

San Gorgonio Memorial Hospital

600 N Highland Springs Ave

Santa Monica Hosp-Nicu

1250 16th St
Santa Monica

Sciabbarrasi, Dr. Joseph

2001 S Barrington Ave
Los Angeles

Sherman Oaks Hospital

4929 Van Nuys Blvd
Sherman Oaks

SML Medical Supplies

2132 S Grove Avenue, Unit G-H

St. John's Hospital & Health Center

1328 22nd St
Santa Monica

St. John's Pleasant Valley Hospital

2309 Antonio Ave

St. Joseph Hospital

1100 W Stewart Dr

STD Check Now!

Moreno Valley

Stephanides, Dr. Steven

39000 Bob Hope Dr
Rancho Mirage

Verdugo Hills Medical Associates

544 North Glendale Ave

West Anaheim Medical Center

3033 W Orange Ave

Yen, Dr. Harry

27303 Sleepy Hollow

Zemjanis, Dr. John P.

5025 8th St

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