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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 Sugar Land, TX

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

24 Hour Emergency Room

16000 Southwest Fwy
Sugar Land

24-Hour Emergency Room

24727 State Hwy 249

Abdur Rauf MD

17 Lake Mist Ct
Sugar Land

Abraham Peringol MD

14815 Southwest Fwy
Sugar Land

Adel Gindy MD

4027 Colony Oaks Dr
Sugar Land

Amanda Nylund MD

17500 W Grand Pkwy S
Sugar Land

Amir Ali MD

2225 Williams Trc Blvd
Sugar Land

Andrew Psyk MD

16655 Southwest Fwy
Sugar Land

Anh Do MD

8313 Southwest Freeway

Anh Nguyen

14023 Southwest Fwy
Sugar Land

Ashok Phalak MD

15314 Black Falls Ln
Sugar Land

Baylor College of Medicine

1 Baylor Plz

Bellaire Medical Care Group


Cannon, Dr. Carl L.

1441 Woodstead Ct

Carlos Puig DO

922 Brunswick Dr
Sugar Land

Cheng, Dr. Thanh

6030 S Rice Ave

Chinh Pham MD

7715 Tiburon Trail
Sugar Land

CHRISTUS St John Hospital

18300 St John Dr

Clear Lake Family Physicians

1045 Gemini St

Community Emergency Center- Pearland

11713 Shadow Creek Pkwy

Community Emergency Center-Holcombe

2727 West Holcombe Blvd

Community Emergency Center-San Felipe

6363 San Felipe St

CQP MD, Inc.

7715 Tiburon Trl
Sugar Land

Cypress Fairbanks Medical Center

10655 Steepletop Drive


804 E Pauline

Diagnostic Eye Ctr

4126 Southwest Fwy

First Choice Emergency Room

10333 Kuykendahl
The Woodlands

First Choice Emergency Room

2860 South Gordon St.

First Choice Emergency Room

8111 W. Grand Pkwy. South

Gregory Starr MD

4415 Highway 6 Ste 2
Sugar Land

Harper, Dr.Dana

4544 Post Oak Place Dr

Herman Memorial Memorial City

921 Gessner Rd

Houston Eye Associates - Tanglewood

590 Chimney Rock

Houston Methodist Hospital

6565 Fannin St

Houston Methodist Hospital

6565 Fannin St

Immediate Medical Care

1202 Nasa Pky

James Ferguson MD

17500 W Grand Pkwy S
Sugar Land

Joel Pearsall MD

1502 Brookstone Ln
Sugar Land

Kelsey-Seybold Clinic - Kingwood

2755 W Lake Houston Blvd

Kelsey-Seybold Clinic - Tanglewood

1111 Augusta Dr

Kenneth Lee MD,PHD

16659 Southwest Fwy
Sugar Land

Larry Lipscomb MD

4126 Vaughn Creek Ct
Sugar Land

Lisa Holloway DO

16605 Southwest Fwy
Sugar Land

Long Le MD

3411 Summer Bay Dr
Sugar Land

Luna-Gonzales, Dr. Hortencia

2320 S Shepherd Dr

Mark Sanders MD,FACS

4126 Southwest Fwy

Mata, Dr. Henry

1327 Lake Pointe Pkwy
Sugar Land

Meeta Patel DO

1822 Hickory Hill Ct
Sugar Land

Navdeep Sekhon MD

PO Box 6028
Sugar Land

Neighbors Emergency Center

6051 Garth Rd

Neil Gandhi MD

3714 Elkins Rd
Sugar Land

Nguyen, Dr. Mai P.

720 W Nasa Pkwy

Noble Primary Care Associates

2225 Williams Trc Blvd
Sugar Land

North Cypress Medical Center

21214 NW Fwy

Obidike Akahara MD,MBBS,BS

7638 Westmoreland Dr
Sugar Land

Oguejiofor, Dr. Albert I.

8200 Wednesbury Ln

Quang Henderson MD

16655 Southwest Fwy
Sugar Land

Sacred Heart Emergency Center

9774 Katy Freeway

Scott Rivenes MD

16655 Southwest Fwy
Sugar Land

Serviceutical Supply LLC

10223 Broadway, Suite P404

Shawn Baichoo MD

16655 Southwest Fwy
Sugar Land

Simonich, Dr. Stephen D.

23920 Katy Fwy

Singleton, Dr. David L.

9745 Fm 1960

Slaughter, Dr. Lillie S.

2411 Fm 1092 Rd
Missouri City

SPHIER Emergency Room Sienna Plantation

8721 Highway 6
Missouri City

St Luke's Episcopal Hospital

6624 Fannin St

St Luke's Lakeside Hospital

17400 St Luke's Way

St Lukes The Woodlands Hospital

17200 St Lukes Way

St Luke’s Hospital at The Vintage

20171 Chasewood Park Dr

Sudhakaran, Dr. Bindu

21301 Kuykendahl Rd

Sugar Lakes Family Practice

16902 Southwest Fwy # 100
Sugar Land

Sugar Land Geriatrics & Associates

14815 Southwest Fwy
Sugar Land

Tomball Regional Hospital

605 Holderrieth Blvd

U T Med School

6431 Fannin St

Urgent Care of The Woodlands

10710 Kuykendahl Rd

Ut Physicians

6411 Fannin St

UTMB Faculty Group Practice

301 University Blvd

Yarish Plastic Surgery

950 Threadneedle Street

Yee, Dr. Gene W

12121 Richmond Ave

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