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Angie's Answers

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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!

Dumpster Rentals in Sutton, MA

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

1-800 Got Junk - Boston West

161 Kuniholm Dr
Holliston

A&M Disposal LLC

98 Charter rd
Acton

AC Removal

Carey Lane
Oxford

Advanced Gutter Systems Inc

50 Tyler Drive
Uxbridge

Advantage Enterprises Inc

128 Freeman Rd
Charlton

Affordable Construction

27 Norwood Street
Suite 348

Al's Rubbish and Container Services

556 Central Turnpike
Sutton

All Star Dumpster Rental Boston

678 East 3rd St
Boston

ALLBUILDERSERVICES

PO BOX 376
Lynnfield

American Junk Removal

134 spectacle pond rd

Arbor Tree Service

11 Spring Ave
Wakefield

Arwood Waste of Boston

1 City Hall Rd
Boston

Arwood Waste of Worcester

333 Southwest Cutoff
Worcester

ASAP Tree Care

2 Water Wheel Ln
Saugus

Barisano Brothers Disposal

50 Pembroke St
Newton

Barrows Trucking and Tree

22 Barrows Road
Worcester

beacon disposal

60 olympia ave

Capitol Disposal

P.O. Box 731
Worcester

Discountdisposal.Com Inc

423 Brookline Ave
Boston

E-Z Disposal Service Inc.

20 Railroad St
Revere

Federal Environmental Group

168 Humphrey Street
Swampscott

Fish Window Cleaning

26 Dudley Street
Arlington

forrest hill disposal

po box184
Shirley

G L Clark Construction

177 Jenkins Road

Go Green Junk Removal

34 Farwell Street
Newtonville

Go Green Waste Services

Main Street
Winchester

GOLD STAR MOVING & STORAGE

127 SMITH PL
Cambridge

Home Valet, Inc

PO Box 1182
Groton

John's Clean Out and Removal

35 Tomahawk Drive
Tewksbury

Just Call Me LLC

177 River Rd
Uxbridge

Kens Lawn & Yard Inc

33 Carter Ave
Blackstone

khyco

210 PARK AVE, STE 291
Worcester

L & D cleaning Services

96 Pearl St #1
Clinton

Lifecycle

PO Box 45745
Somerville

LMC Disposal

Peabody

Madumpster

16 Wadsworth Rd
Ashland

metrowest removal services

343 old central st

MP Property Maintenance

11 Richardson rd
Hudson

New England Star

255 Whipple St
Fall River

Precious Cargo Moving

19 West Shore Drive
Marblehead

Pride Landscaping Corp

143 Bow St
Everett

RM Rubbish Removal

82 Havre St
East Boston

Skinner Demolition

155 Bodwell St.
Avon

Soojian Services

1640 Main Street
Leicester

Sousa's Disposal

493 Winthrop Street
Rehoboth

T & D Remodeling

North Billerica

TAB rubbish removal

218 east main
Westboro

Terra Landscape & Construction Inc

138 Fisher St
Westborough

The heat guy on call 24 hrs.

Essex street
Beverly

The O'Keefe Group Inc

PO Box 1240
Attleboro

The Veron Company

112 FOREST ST
Marlborough

Top Notch Transitional Services

3 Boulevard St
Milton

Total Restoration

158 Summer St.
Weymouth

Trash Wizard

210 Park Avenue
Worcester

TROTTA & SON RUBBISH REMOVAL

PO Box 70009
Worcester

UNITED WASTE MANAGEMENT

59 Stiles Rd Ste 106

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