Roof & Exterior Full roof replacement (asphalt shingle) $8,000–$18,000
Roof at end of life, multiple layers, or extensive damage
Must-Fix
Roof repairs (missing shingles, flashing, leaks) $500–$2,500
Localized repairs, 5+ years of life remaining
Must-Fix
Gutter replacement or repair $800–$2,500
Sagging, leaking, or improper drainage
Should-Fix
Siding repair (rot, damage) $800–$4,500
Sections of damaged or rotted siding
Must-Fix
Exterior repaint $3,000–$8,000
Peeling paint, exposed wood
Should-Fix
Chimney repair (cap, crown, pointing) $800–$3,500
Cracked crown, missing cap, mortar issues
Should-Fix
Foundation & Structure Major foundation repair $8,000–$35,000
Significant settling, large cracks, structural movement
Must-Fix
Foundation crack sealing $500–$2,500
Hairline or minor cracks, no structural concern
Should-Fix
Drainage / grading correction $1,500–$6,000
Soil sloping toward house, pooling water
Must-Fix
Crawlspace moisture / vapor barrier $1,500–$8,000
Standing water, missing vapor barrier, mold
Must-Fix
Termite damage repair + treatment $1,500–$10,000
Active termites or significant past damage
Must-Fix
Electrical Electrical panel replacement $1,500–$4,500
Federal Pacific, Zinsco, Pushmatic, or undersized panel
Must-Fix
Aluminum wiring remediation $1,500–$5,000
AlumiConn or pigtailing all outlets/fixtures
Must-Fix
Knob & tube wiring removal $8,000–$25,000
Replace original cloth-insulated wiring
Must-Fix
Add GFCI / AFCI outlets $200–$800
Bath, kitchen, exterior outlets need GFCI protection
Should-Fix
Add grounding to ungrounded outlets $300–$1,500
2-prong outlets that need grounding
Should-Fix
Service upgrade to 200 amp $2,000–$4,500
From 100 amp service for modern loads
Should-Fix
Plumbing Galvanized pipe replacement $4,000–$15,000
Whole-house repipe to copper or PEX
Must-Fix
Polybutylene pipe replacement $4,000–$15,000
Failure-prone gray plastic pipe (1978-1995)
Must-Fix
Water heater replacement $1,200–$3,500
Older than 10-12 years or showing rust
Should-Fix
Active plumbing leaks $200–$1,500
Under sinks, around fixtures, or main shutoff
Must-Fix
Sewer line repair / replacement $3,500–$15,000
Cracked, root-intruded, or collapsed sewer line
Must-Fix
Main water shutoff valve replacement $350–$1,200
Frozen or non-functional main shutoff
Should-Fix
HVAC & Insulation Furnace replacement $3,500–$8,000
Older than 15-20 years or failing
Must-Fix
Central AC replacement $3,500–$8,000
Older than 12-15 years or refrigerant issues
Should-Fix
Ductwork repair / sealing $800–$3,500
Disconnected, leaking, or undersized ducts
Should-Fix
Attic insulation upgrade $1,500–$4,500
Below R-30, missing in spots
Should-Fix
Buried oil tank removal $1,500–$5,000
Decommission and remove abandoned tank
Must-Fix
Safety & Environmental Lead paint mitigation $1,500–$8,000
Pre-1978 home with chipping/peeling paint
Must-Fix
Asbestos abatement $1,500–$6,000
Tile, popcorn ceiling, pipe insulation removal
Must-Fix
Mold remediation $1,500–$8,000
Visible mold in basement, bath, or attic
Must-Fix
Radon mitigation system $1,200–$2,500
Radon level above 4 pCi/L
Must-Fix
Smoke / CO detector installation $200–$800
Hardwired interconnected detectors per code
Must-Fix
Cosmetic & Finishing Interior repaint (whole house) $2,500–$7,500
Cosmetic update, color change
Nice-to-Have
Flooring replacement (one room) $1,500–$5,000
Carpet, LVP, or hardwood replacement
Nice-to-Have
Kitchen cosmetic update $1,500–$5,000
Paint cabinets, new hardware, faucet
Nice-to-Have
Bath cosmetic update $1,500–$5,000
New vanity, fixtures, paint
Nice-to-Have
Tree removal / landscaping $800–$4,500
Diseased or overgrown trees, regrading
Nice-to-Have
Add 20% buffer for unknowns and price overruns (recommended)Calculate Repair Costs Reset