🔧 Home Maintenance Calculator

Budget 1% of your home's value annually for maintenance and repairs:

Examples:

• $200K home = $2,000/year ($167/month)
• $400K home = $4,000/year ($333/month)
• $600K home = $6,000/year ($500/month)

Age adjustments:

• New (0-5 years): 0.5% = warranty covers most
• Middle (5-15 years): 1% = standard rate
• Older (15-30 years): 1.5-2% = systems aging
• Very old (30+ years): 2-3% = frequent repairs

What 1% covers:

• Annual servicing (HVAC, chimney, gutters)
• Minor repairs (plumbing leaks, electrical outlets)
• Replacement reserves (roof, appliances)
• Unexpected issues (pipe burst, tree damage)

Does NOT cover:

• Renovations or upgrades
• Major additions
• Property taxes or insurance
• Utilities
• HOA fees

Replacement timeline and costs:

HVAC System: 12-18 years

• Central AC: $5,000-10,000
• Furnace: $3,000-6,000
• Heat pump: $6,000-12,000
• Annual reserve: $400-650/year

Roof: 15-30 years (material dependent)

• Asphalt shingles: 15-25 years ($8K-15K)
• Metal: 40-70 years ($15K-30K)
• Tile: 50+ years ($20K-40K)
• Annual reserve: $400-1,000/year

Water Heater: 8-12 years

• Tank: $1,200-2,500
• Tankless: $3,000-5,500
• Annual reserve: $150-450/year

Windows: 15-30 years

• 20 windows: $8,000-20,000
• Annual reserve: $400-800/year

Appliances: 8-15 years

• Refrigerator: $1,500-3,000 (10-15 years)
• Dishwasher: $600-1,200 (10 years)
• Washer/Dryer: $1,000-2,000 (10-13 years)
• Oven/Range: $800-2,500 (13-15 years)
• Annual reserve: $300-500/year

Paint Exterior: 7-15 years

• 2,000 sqft home: $4,000-8,000
• Annual reserve: $400-800/year

Deck: 10-30 years

• Pressure-treated: 10-15 years
• Cedar: 15-20 years
• Composite: 25-30 years
• Replace: $5,000-15,000

Critical maintenance that prevents expensive damage:

HVAC Service (2x/year) - $150-300

• Spring: AC tune-up before summer
• Fall: Furnace check before winter
• Skip it: $5,000 replacement vs $200 service
• Also: Change filters monthly ($20/year)

Gutter Cleaning (2x/year) - $150-300

• Spring and fall
• Prevents: Foundation damage ($10K+), roof rot ($5K+), basement flooding ($15K+)
• $300/year prevents $30K in potential damage

Water Heater Flush (annual) - $100-200

• Removes sediment buildup
• Extends life 3-5 years
• Skip it: Replace at 8 years vs 12 years = $1,500 lost

Roof Inspection (annual) - $100-300

• Catch small issues before major leaks
• $200 fix vs $5,000 water damage + mold
• Especially after storms

Chimney Cleaning (annual if used) - $150-300

• Prevents house fires
• Removes creosote buildup
• Required if burning wood regularly

Pest Control (quarterly) - $300-600/year

• Termites cause $5K-15K damage
• Prevention = $500/year
• Much cheaper than repairs

Sump Pump Test (before rainy season) - DIY

• Pour water in pit, ensure it pumps
• Battery backup working?
• Failure = flooded basement ($10K-30K)

Total annual "must do" maintenance: $1,500-2,500

DIY vs Pro guide:

Easy DIY (save 100%):

• Change HVAC filters: $20 vs $80 pro
• Caulk windows/doors: $50 materials vs $300 pro
• Clean gutters (if single story): $0 vs $200
• Replace light fixtures: $30 vs $150
• Touch-up paint: $50 vs $300
• Lawn mowing: $0 vs $150/month

Moderate DIY (if handy):

• Replace toilet: $200 vs $500
• Install ceiling fan: $150 vs $400
• Replace faucet: $100 vs $300
• Patch drywall: $30 vs $200
• Build simple deck: $3K vs $8K

HIRE PRO for:

1. Safety-critical:

• Electrical work (risk of electrocution/fire)
• Roof repairs (risk of falling)
• Gas line work (risk of explosion)
• Tree removal near house/lines

2. Complex systems:

• HVAC repair/install
• Foundation work
• Structural modifications
• Major plumbing (repiping)

3. Warranty concerns:

• New roof (warranty requires pro)
• HVAC (warranty requires licensed)
• Water heater (some require permits)

4. Time-sensitive:

• Burst pipe = needs immediate fix
• No AC in 100° heat = health risk
• Electrical sparking = fire risk
• Pay for speed and certainty

Cost-benefit analysis:

HVAC filter change:

• DIY: $20 + 5 minutes = Worth it!
• Pro: $80
• Savings: $60 × 12 = $720/year

Roof repair:

• DIY: $200 materials + 8 hours + fall risk
• Pro: $500 with warranty
• Worth paying: Safety + guarantee

Separate from personal emergency fund - just for house:

Minimum: $5,000

• Covers most single emergencies
• AC replacement: $5K
• Water heater: $2K
• Major plumbing repair: $3K
• Tree removal: $2K-5K

Recommended: $10,000

• Covers multiple issues at once
• Example: AC dies + roof leak = $8K
• Peace of mind
• Can handle expensive repairs

Large/old home: $15,000-20,000

• $600K+ home
• 30+ years old
• More systems to fail
• Higher repair costs

What counts as emergency:

• HVAC failure (health/safety)
• Roof leak causing water damage
• Foundation crack/settling
• Plumbing burst/sewer backup
• Electrical fire hazard
• Storm damage
• Pest infestation

NOT emergencies (plan ahead):

• Known replacement needs
• Cosmetic updates
• Planned renovations
• Appliance replacement (unless broke)

Building your fund:

1. Start: $1,000 minimum
2. Add: $200-500/month
3. Goal: $10,000 within 2-4 years
4. Maintain: Replenish after use

Where to keep it:

• High-yield savings (4-5%)
• Separate from checking
• Immediately accessible
• NOT invested (need guaranteed access)

Example scenario:

• Year 1: AC dies in July - Use $5K from fund
• Months 1-10: Rebuild fund with $500/month
• Year 2: Water heater leaks - Use $2K from fund
• Having the fund = no credit card debt

Multiple types of coverage - here's what you need:

Builder's Warranty (new homes):

• Structural: 10 years
• Major systems: 2 years
• Workmanship: 1 year
• Covers defects, not normal wear
• Example: Foundation crack = covered, old water heater = not covered

Appliance Warranties:

• Manufacturer: 1-2 years parts + labor
• Extended: Purchase 3-10 years additional
• Worth it? Usually NO on cheap appliances
• Worth it? Maybe on expensive ($2K+)

Home Warranty (Service Contract) - $400-800/year:

Pros:

• Covers HVAC, appliances, plumbing, electrical
• $75-125 service call fee per visit
• Good for older homes (10+ years)
• Budget predictability

Cons:

• Won't cover pre-existing issues
• Choose contractor for you (can't pick)
• Often replace with cheapest option
• May deny claims for "lack of maintenance"
• Service can be slow (not emergencies)

What's NOT covered by any warranty:

• Regular maintenance (filters, cleaning)
• Upgrades or improvements
• Cosmetic issues
• Roof (usually separate insurance)
• Pool/spa (usually excluded)
• Known issues at purchase

Homeowners Insurance covers:

• Sudden catastrophic events (not wear)
• Fire, storm damage, vandalism
• Tree falling on house
• Pipe burst (not slow leak)
• Does NOT cover: Normal maintenance, flooding (separate policy), earthquakes (separate policy)

Should you buy home warranty?

YES if:

• House is 15+ years old
• Multiple systems aging
• Can't afford $5K emergency
• Want predictable costs
• First-time owner, nervous

NO if:

• House is new (builder warranty)
• Have $10K emergency fund
• Want to choose contractors
• Handy and can do repairs

Cost comparison:

Without home warranty:

• HVAC service: $200/year
• 3 random repairs: $900
• Total: $1,100

With home warranty:

• Premium: $600/year
• 3 service calls: $225
• Total: $825
• Saved: $275

But if you need $5K HVAC replacement:

• Without: $5,000 out of pocket
• With: $600 premium + $75 service call = $675
• Saved: $4,325!