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Why this guide?

There are many home maintenance and repair items, and it can be hard to know what’s most important. This page gives you clear priority tasks, a regular maintenance schedule, and ballpark repair costs for typical homes in BC. It does not replace your home inspection report. If your report marks anything as priority or safety, address it immediately.

Tip: Keep all attic and crawlspace hatches accessible for future inspections and maintenance.

One‑Time Tasks (Move‑In/Setup)

  • Install smoke alarms (one on each level and near sleeping areas) and carbon monoxide (CO) alarms per manufacturer’s instructions.

  • Complete electrical safety fixes recommended in your inspection report.

  • Remove wood‑to‑soil contact to prevent rot and pest issues.

  • Change all exterior door locks. Use deadbolts for security and potential insurance benefits.

  • Eliminate trip hazards: uneven walks/driveways, loose carpet, uneven flooring.

  • Make stairways and landings safe: add/repair railings; correct height/strength issues.

  • Have all chimneys inspected before use.

  • Locate and label shut‑offs for heating, electrical, and plumbing systems.

  • Label circuits in the electrical panel.

  • On septic: pump and inspect the tank. On well water: set up routine water quality testing.

Regular Maintenance Schedule

Monthly

  • Test GFCI outlets, CO alarms, and smoke alarms using the test button.

  • Check furnace filters, humidifiers, and electronic air cleaners.

  • Check bathtub and shower caulking and touch up as needed.

  • Test garage door opener reversing mechanism.

Seasonal

  • Spring/Fall: Clean gutters and downspouts. Cut back trees/shrubs away from walls, roof, and A/C/heat pump.

  • Twice per year: Check the roof and flashings for damage. Inspect attics for leaks/condensation and confirm vents are clear.

  • Fall (freezing climates): Shut off and drain outdoor water faucets.

Annual

  • Service furnace or boiler.

Home Improvement & Repair Costs (Ballpark)

Important: These are rough estimates in CAD for typical 3‑bedroom homes in the Lower Mainland. Actual quotes can vary by up to 300% based on materials, scope, access, and market conditions. Use for planning only; always obtain written quotes from qualified contractors.

Roofing / Flashings / Chimneys

  • Install asphalt shingles over existing: $2.00–$4.00/sq.ft.

  • Strip & re‑shingle (conventional asphalt): $2.75–$5.50/sq.ft.

  • Strip & re‑shingle (premium asphalt): $5.00–$10.00/sq.ft.

  • Strip & re‑roof with cedar shingles: $9.00–$18.00/sq.ft.

  • Replace tar & gravel roof: $10.00–$20.00/sq.ft. (min. $1,000)

  • Replace single‑ply membrane: $10.00–$20.00/sq.ft. (min. $1,000)

  • Reflash typical skylight or chimney: $500–$1,000

  • Rebuild chimney above roof line: $25–$50 per row of bricks (min. $400)
    or $200–$400/linear ft (min. $1,000) for a typical single‑flue chimney

Exterior

  • Install galvanized/aluminum gutters & downspouts: $5.00–$10.00/linear ft (min. $500)

  • Install aluminum soffits & fascia: $8.00–$16.00/linear ft

  • Install aluminum or vinyl siding: $6.00–$12.00/sq.ft.

  • Repoint exterior wall (soft mortar): $3.00–$6.00/sq.ft. (min. $500)

  • Repoint exterior wall (hard mortar): $5.00–$10.00/sq.ft. (min. $500)

  • Parge foundation walls: $3.00–$6.00/sq.ft.

  • Dampproof foundation & install weeping tile: $150–$300/linear ft (min. $3,000)

  • Build a deck: $25–$50/sq.ft. (min. $1,000)

  • Resurface asphalt driveway: $2.00–$4.00/sq.ft.

  • Install interlocking brick driveway: $8.00–$16.00/sq.ft.

  • Rebuild exterior basement stairwell: $5,000+

  • Build detached garage: $70–$140/sq.ft.

  • Build retaining wall (wood): $20–$40/sq.ft. (min. $500)

  • Build retaining wall (concrete): $30–$60/sq.ft. (min. $500)

  • Painting (trim only): $2,000–$4,000+

  • Painting (trim + walls): $5,000+

Structure

  • Underpin one corner of house: $5,000+

  • Underpin or add foundations: $300+/linear ft (min. $3,000)

  • Lower basement floor (underpin/bench footings): $150–$300/linear ft (min. $5,000)

  • Replace deteriorated sill beam with concrete: $60+/linear ft (min. $2,000)

  • Install basement support post w/ proper footing: $800–$1,600

  • Termite chemical treatment: $2,000+

  • Repair minor poured concrete foundation crack: $400–$800

Electrical

  • Upgrade service to 100A (incl. new panel): $1,200–$3,000

  • Upgrade service to 100A (existing suitable panel): $800–$1,600

  • Upgrade service to 200A: $1,700–$3,500

  • Install new breaker panel: $700–$1,400

  • Replace 20A breaker: $100–$200

  • Add 120V circuit (microwave/freezer): $150–$300

  • Add 240V circuit (dryer/stove): $300–$600

  • Add conventional receptacle: $200–$400

  • Replace with GFCI receptacle: $70–$140

  • Replace with CO/ALR aluminum‑compatible receptacle (bulk): $60–$120 each

  • Whole‑house aluminum compatibility upgrade: $1,000–$2,000

  • Correct reversed polarity (if electrician already there): $5–$10 each

  • Replace knob‑and‑tube with modern wiring (per room): $1,000–$2,000

Heating & Cooling

  • Install mid‑efficiency furnace: $2,500–$5,000

  • Install high‑efficiency furnace: $3,500–$7,000

  • Install humidifier: $300–$600

  • Install electronic air filter: $800–$1,600

  • Install mid‑efficiency boiler: $3,500–$7,000

  • Install high‑efficiency boiler: $6,000–$12,000

  • Install circulating pump: $400–$600

  • Install chimney liner (gas): $500–$1,000

  • Install chimney liner (oil): $700–$1,800

  • Install programmable thermostat: $200–$400

  • Replace indoor oil tank: $1,200–$2,500

  • Remove oil tank from basement: $600+

  • Remove abandoned UST (underground oil tank): $10,000+

  • Replace radiator valve: $300–$600

  • Add electric baseboard heater: $250–$500

  • Convert hot‑water heat to forced‑air (bungalow): $10,000–$20,000

  • Convert hot‑water heat to forced‑air (2‑storey): $15,000–$30,000

  • Clean ductwork: $300–$600

Cooling & Heat Pumps

  • Add central A/C to existing forced‑air: $3,000+

  • Add heat pump to forced‑air: $4,000–$8,000

  • Replace heat pump or A/C condenser: $1,200–$2,500

  • Install independent central A/C system: $10,000–$20,000

  • Install ductless mini‑split: $3,000–$7,000

Insulation & Ventilation

  • Insulate open attic to modern standards: $0.80–$1.60/sq.ft.

  • Blow insulation into flat roof/cathedral/walls: $2.00–$4.00/sq.ft.

  • Improve attic ventilation: $30–$60 per vent

Plumbing

  • Replace galvanized piping with copper (2‑storey, 1 bath): $2,500–$5,000

  • Replace water service line to house: $2,000+

  • Replace toilet: $500+

  • Replace basin & faucets: $750+

  • Replace bathtub incl. tile & faucets: $2,500+

  • Install whirlpool tub incl. faucets: $3,500+

  • Retile tub enclosure: $1,000–$2,000

  • Replace leaking shower pan: $1,000–$2,000

  • Rebuild tile shower stall: $2,500–$5,000

  • Replace laundry tubs: $400–$800

  • Remodel 4‑piece bathroom: $6,000–$50,000

  • Connect waste plumbing to municipal sewer: $5,000+

  • Install submersible pump: $1,000+

  • Install suction/jet pump: $700+

  • Install modest basement bathroom: $6,000+

Interior

  • Add drywall over plaster: $4.00–$8.00/sq.ft.

  • Sand & refinish hardwood floors: $2.00–$4.00/sq.ft.

  • Install replacement windows: $40.00–$120.00/sq.ft.

  • Install storm window: $200–$400

  • Install masonry fireplace (flue roughed‑in): $3,000+

  • Install zero‑clearance fireplace (incl. chimney): $3,500+

  • Install glass fireplace doors: $300+

  • Install skylight: $3,000

  • Remodel kitchen: $10,000–$110,000

  • Install gas fireplace: $3,500+

How to Hire & Work with Contractors

1) Know what you want done

Research options (e.g., mid‑ vs high‑efficiency furnace). Decide whether you need a patch or a full replacement so quotes are comparable. Be prepared to hold your ground if upsold without clear reasons.

2) Find at least three reputable contractors

Referrals help, but confirm they do similar scope/size work. Major reno companies may not be ideal for small repairs (and vice versa).

3) Get three written estimates

Quotes often vary widely—sometimes simply due to how busy they are. Detailed scopes reduce surprises.

4) Check references, licences, and insurance

Ask for a recent client list and choose who you call. Verify licences and insurance.

5) Choose on value, not just price

Compare what’s included. Favour reputation and clarity over the lowest number. Avoid cash deals.

6) Use a clear contract

Include a full scope of work, who pulls permits, start/completion dates, and a stage‑based payment schedule (not dates). Hold back 10% of each payment for 45 days to protect against liens.

Note: If you request a temporary patch, don’t expect a long guarantee. Many contractors prefer larger repairs to reduce call‑backs; communicate expectations and accept reasonable limits.

7) Expect delays—and dust

Repairs often take longer than predicted. Interior demolition creates mess—plan ahead.

8) Keep a contingency fund

Repairs often reveal hidden issues. Ask questions about any proposed extras and get written approvals.

Summary

We hope this guide helps you plan maintenance, understand costs, and work confidently with contractors. For a professional inspection or to prioritise repairs for your specific home:

Alliance Home Inspections — Serving Surrey & the Lower Mainland
Call/Text: 778‑710‑2030 • Email: info@alliancehomeinspections.ca
Book Your Inspection

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