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The Vancouver Island real estate market can sometimes be a little tricky. I have had many clients purchase fixer up homes that required repair and or replacement of the components. Even though the repairs are primarily obvious post inspection, they can still be surprising when the overall expense is examined. Small repairs can add up, sometimes having an overall impact on the total assessed value of the home.

Just like home inspectors, residential construction contractors can significantly vary in project costs. Going with the cheapest person on the block is not necessarily always the best choice. The better contractors typically charge a little more as the quality improves. Location, availability and supply costs may cause construction project costs to fluctuate even more. Therefore, the costs listed below are approximate costs and can also significantly vary. Typical costs for a 3 bedroom home on Vancouver Island are as follows:

Roofing/Flashings/Chimneys

Install conventional asphalt shingles over existing shingles $2.00 – $4.00 per sq. ft.
Strip and reshingle with convention asphalt shingles $2.75 – $5.50 per sq.ft.
Strip and reshingle with premium quality asphalt shingles $5.00 – $10.00 per sq. ft.
Strip and re-roof with cedar shingles $9.00 – $18.00 per sq. ft.
Strip and replace built-up tar and gravel roof $10.00 – $20.00 per sq. ft. (min. $1,000.00)
Strip and replace single-ply membrane $10.00 – $20.00 per sq. ft. (min. $1,000.00)
Reflash typical skylight or chimney $500.00 – $1,000.000
Rebuild typical chimney above roof line $150.00 – $300.00 per lin. ft. (min. $1,000.00)
Rebuild typical single flue chimney above roof line $200.00 – $400.00 per lin. ft. (min. $1,000.00)

Exterior

Install galvanized or aluminum gutters and downspouts $5.00 – $10.00 per lin. ft. (min. $500.00)
Install aluminium soffits and fascia $8.00 – $16.00 per lin. ft.
Install aluminium or vinyl siding $6.00 – $12.00 per sq. ft.
Repoint exterior wall (soft mortar) $3.00 – $6.00 per sq. ft. (min. $500.00)
Repoint exterior wall (hard mortar) $5.00 – $10.00 per sq. ft. (min $500.00)
Parge foundation walls $3.00 – $6.00 per sq. ft.
Dampproof foundation walls and install weeping tile $150.00 – $300.00 per lin. ft. (min. $3,000.00)
Install a deck $25.00 – $50.00 per sq. ft. (min. $1,000.00)
Resurface existing asphalt driveway $2.00 – $4.00 per sq. ft.
Install interlocking brick driveway $8.00 – $16.00 per sq. ft.
Rebuild exterior basement stairwell $5,000.00 and up
Build detached garage $70.00 – $140.00 per sq. ft.
Build retaining wall (wood) $20.00 – $40.00 per sq. ft.
Build retaining wall (concrete) $30.00 – $60.00 per sq. ft. (min. $500.00)
Painting (trim only) $2,000.00 – $4,000.00 and up
Painting (trim and wall surfaces) $5,000.00 and up

Structure

Underpin one corner of house $5,000.00 and up
Underpin or add foundations $300.00 and up per lin. ft. (min. $3,000.00)
Lower basement floor by underpining and/or bench footings $50.00 – $300.00 per lin. ft. (min. $5,000.00)
Replace deteriorating sill beam with concrete $60.00 and up per lin. ft. (min. $2,000.00)
Install basement support post with proper foundation $800.00 – $1,600.00
Perform chemical treatment for termites $2,000.00 and up
Repair minor crack in poured concrete foundation $400.00 – $800.00

Electrical

Upgrade electrical service to 100 amps (including new pannel) $1,200.00 – $3,000.00
Upgrade electrical service to 100 amps (if suitably sized panel already exists) $800.00 – $1,600.00
Upgrade electrical service to 200 amps $1,700.00 – $3,500.00
Install new circuit break panel $700.00 – $1,400.00
Replace circuit breaker (20 amp or less) $100.00 – $200.00
Add 120 volt circuit (microwave, freezer, etc.) $150.00 – $300.00
Add 240 volt circuit (dryer, stove, etc.) $300.00 – $600.00
Add conventional receptacle $200.00 – $400.00
Replace conventional receptacle with ground fault circuit receptacle $70.00 – $140.00
Replace conventional receptacle with aluminium compatible type (CO/ALR) (assuming several are required) $60.00 – $120.00 each
Upgrade entire house with aluminium compatible receptacles, connectors, etc. $1,000.00 – $2,000.00
Rewire electrical outlet with reversed polarity (assuming electrician already out there) $5.00 – $10.00 each
Replace know & tube wiring with conventional wiring (per room) $1,000.00 – $2,000.00

Heating

Install mid-efficiency forced-air furnace $2,500.00 – $5,000.00
Install high-efficiency forced-air furnace $3,500.00 – $7,000.00
Install humidifier $300.00 – $600.00
Install electronic air filter $800.00 – $1,600.00
Install mid-efficiency boiler $3,500.00 – $7,000.00
Install high-efficiency boiler $6,000.00 – $120,000.00
Install circulating pump $400.00 – $600.00
Install chimney liner for gas appliance $500.00 – $1,000.00
Install chimney liner for oil appliance $700.00 – $1,800.00
Install programmable thermostat $200.00 – $400.00
Replace indoor oil tank $1,200.00 – $2,500.00
Remove oil tank from basement $600.00 and up
Remove abandoned underground oil tank $10,000.00 and up
Replace radiator valve $300.00 – $600.00
Add electric baseboard heater $250.00 – $500.00
Convert from hot water heating to forced-air (bungalow) $10,000.00 – $20,000.00
Convert from hot water heating to forced-air (two storey) $15,000.00 – $30,000.00
Clean ductwork $300.00 – $600.00

Cooling/Heat Pumps

Add central air conditioning on existing forced-air system $3,000.00 and up
Add heat pump to forced-air system $4,000.00 – $8,000.00
Replace heat pump or air conditioning condenser $1,200.00 – $2,500.00
Install independent air conditioning system $10,000.00 – $20,000.00
Install ductless air conditioning system $3,000.00 – $7,000.00

Insulation

Insulate open attic to modern standards $0.80 – $1.60 per sq. ft.
Blow insulation into flat roof, cathedral ceiling or wall cavity $2.00 – $4.00 per sq. ft.
Improve attic ventilation $30.00 – $60.00 per vent

Plumbing

Replace galvanized piping with copper (two storey with one bathroom) $2,500.00 – $5,000.00
Replace water line to house $2,00.00 and up
Replace toilet $500.00 and up
Replace basin, including faucets $750.00 and up
Replace bathtub, including ceramic tile and facuets $2,500.00 and up
Install whirlpool bath, including faucets $3,500.00 and up
Retile bathtub enclosure $1,000.00 – $2,000.00
Replace leaking shower stall pan $1,000.00 – $2,000.00
Rebuild tile shower stall $2,500.00 – $5,000.00
Replace laundry tubs $400.00 – $800.00
Remodel four-piece bathroom completely $6,000.00 – $50,000.00
Connect waste plumbing system to municipal sewers $5,000.00 and up
Install submersible pump $1,000.00 and up
Install suction or jet pump $700.00 and up
Install modest basement bathroom $6,000.00 and up

Interior

Add drywall over plaster $4.00 – $8.00 per sq. ft.
Sand and refinish hardwood floors $2.00 – $4.00 per sq. ft.
Install replacement windows $40.00 – $120.00 per sq. ft.
Install storm window $200.00 – $400.00
Install masonry fireplace (if flue already roughed-in) $3,000.00 and up
Install zero-clearance fireplace (including chimney) $3,500.00 and up
Install glass doors on fireplace $300.00 and up

Table provided by Carson Dunlop Home Improvement Costs

Last Update: October 5, 2016  

September 20, 2016   713   Mark Nicholet    Home Improvement  
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