Ryan Kelly Owner of Scotland Yard Home Inspections

Your home inspection is important…possibly the most important part of buying a home. Let us make sure it is done right the first time.

720-402-8628 or 307-575-9295

Your Inspection

Plan on an inspection lasting at least 2-3 hours minimum. Your report involves explanatory pictures of house components and a list of maintenance issues. You will know exactly what you are purchasing without any doubts or uncertainty. We provide a thorough assessment of every single part of the home and help you understand what it means. 

This is a "titanium" review.


Checks or cash accepted at the time of inspection:

You may prepay for your inspection by clicking on the link below

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Ball Park Costs for Repairs

There are many factors that affect the costs of repairs:

  • Access – How difficult is it to get to?Crawlspaces are harder to work in than basements. Three-story roofs are harder to work on than bungalow roofs. Steep roofs are more difficult than low slope roofs.
  • Height – If you need to build scaffolding to get to the chimney, chimney repairs will cost more.
  • Complexity of job – Roofs with lots of dormers and skylights are more expensive.
  • Weight – Heavy roofing materials are hard to carry up the ladder.
  • Disposal costs – Costs to get rid of the old materials vary and can be significant.
  • Amount and difficulty of preparation work -Painting is not as expensive as stripping, scraping and sanding to get ready to paint.
  • Cost of materials – Clear cedar siding costs more than paint grade wood, which costs more than vinyl siding.
  • Availability of materials – Cedar roofing is significantly less expensive on the west coast, than in the east.
  • Installation technique – It costs more to glue and screw sub-flooring in place than to nail it. It costs more to put deck posts on a footing than on the ground.
  • Amount of labor – It takes longer to lay a ceramic tile floor than a sheet vinyl floor.
  • Skill level of labor – It costs more to tape drywall than to hang it. It costs more to paint a faux finish than a flat finish. Plumbers cost more than handymen.
  • Scarcity of labor – In many areas it is hard to find people who do plaster rather than drywall, or work on steam boilers rather than forced air heat.
  • Quality of system – Furnaces can cost $2,000to $8,000, depending on their quality and features. It’s a lot like buying a car.
  • Economic conditions – Are trades people generally busy and not looking for work, or very slow and anxious to do any job? Is the market competitive, or are there only one or two companies that can do what you are looking for?
  • Time of year – In many areas, there are construction seasons that depend on the weather, and renovations and repairs will be more expensive in the high season.
  • Reputation of company – Are you looking for an industry leader or someone just getting started? The folks with good reputations and a long list of satisfied clients referring work to them will be harder to find, and more expensive to engage.

The figures that follow are average costs which include labor and materials.

Home Improvement Projects


Bathroom remodel $16,000 Roughly $450/sq. ft.

Bathroom remodel Premium quality (Larger bathroom) $50,000Roughly $500/sq. ft.


Major kitchen remodel $55,000 Roughly $275/sq. ft.

Major kitchen remodel Premium quality $110,000 Roughly $550/sq.ft.

Basement And Family Room

Basement remodel $60,000 Roughly $100/sq. ft. (includes small bath and wet bar)

Family room addition $80,000 Roughly $200/sq. ft.


Garage – New detached $54,000 Roughly $80/sq. ft. (2 car,including electrical)

Garage – New detached Premium quality $82,000 Roughly$121/sq. ft.


Re-roofing with asphalt shingles $6,000-$18,000 Roughly$2-$6/sq. ft. (includes stripping old roofing, new underlayment and flashings)

Re-roofing with sheet steel roofing $33,000 Roughly $11/sq. ft.(includes stripping old roofing, new underlayment and flashings)


Re-siding with vinyl $10,000 Roughly $8/sq. ft.

Re-siding with fiber cement $13,000 Roughly $10/sq. ft.


Replace 10 windows with wood $11,000 Roughly $1,100/window or$75/sq. ft.

Replace 10 windows with premium quality wood windows $17,000Roughly $1,700/window or $110/sq. ft.


Install wood deck $10,000 Roughly $30/sq. ft.


Sloped Roof

Strip asphalt shingles $30 per square per layer

Re-roof with conventional asphalt shingles $2.00-$4.00 per sq.ft. (12-20 yrs)

Re-roof with premium quality asphalt shingles $4.00-$8.00 per sq. ft. (20-30 yrs)

Strip and re-roof with cedar shingles or shakes – Not recommended

Install concrete tile roofing $6.00-$16.00 per sq. ft. (50+ yrs)(assuming no structural reinforcement)

Install new slate roof $30-$60 per sq. ft. (40-200 yrs)

Repair loose slates or tiles $15-50 per slate/tile (minimum$1,000)

Install roll roofing – Not recommended

Flat Roof

Install built-up tar and gravel roof $10.00-$20.00 per sq. ft.(15-20 yrs) (minimum $1,000)

Install modified bitumen roof membrane $4.00-$16.00 per sq. ft.(15-25 yrs) (minimum $1,000)

Improve flat roof drainage prior to installation of new membrane$2.00-$4.00 per sq. ft.

Paint modified bitumen membrane $0.50-$1.00 per sq. ft. (minimum$200)

Install sheet metal $10.00-$20.00 per sq. ft.


Reflash standard chimney: – asphalt shingle roof $500-$1,000 -built-up or modified bitumen membrane $700-$1,500

Install metal cricket at wide chimney $400-$800

Reflash standard skylight: – asphalt shingle roof $500-$1,000 -built-up or modified bitumen membrane $700-$1,500

Repair valley flashings on existing roof $25-$50 per lin. ft.(minimum $600)

Replace parapet wall flashing $20-$50 per lin. ft. (minimum$600)


Rebuild typical chimney above roof line: (scaffolding not included) – single flue (minimum $1,000) $150-$300 per lin. ft. -double flue (minimum $1,000) $200-$400 per lin. ft.

Repoint typical chimney above roof line: (scaffolding not included) – single flue (minimum $400) $20-$40 per row – double flue (minimum $400) $25-$50 per row

Install concrete cap on typical chimney: – single flue $250-$500- double flue $400-$800

Install rain cap on typical chimney $200-$300 each



Install galvanized or aluminum gutters and downspouts$5.00-$10.00 per lin. ft. (20-30 yrs)

Install copper gutters and downspouts $15-$30 per lin. ft(50-100 yrs)


Install aluminum soffits and fascia $8.00-$16.00 per lin. ft.

Install – aluminum siding $4.00-$8.00 per sq. ft. – vinyl siding$6.00-$12.00 per sq. ft. – fiber cement siding $7.00-$14.00 per sq.ft

Install and finish wood siding using: – cedar $8.00-$16.00 per sq. ft. – paint grade $6.00-$12.00 per sq. ft

Install stucco $6.00-$12.00 per sq. ft


Repointing: – Soft mortar (minimum $500) $3.00-$6.00 per sq. ft.- Hard mortar (minimum $500) $5.00-$10.00 per sq. ft.

Replace deteriorated bricks $25-$50 per sq. ft

Rebuild parapet wall $25-$50 per sq. ft


Painting (exclusive of repairs): – trim only (soffits, fascia,door and window frames) $.50-1/sq ft ($1,500+) (4-6 yrs) – trim and wall surfaces (wood, brick, stucco) $1-$2/sq ft $3,000-5,000+ (4-6 yrs)


Damp proof foundation $150-$300 per lin. ft. Damp proof walls and install drainage tiles (minimum $3,000)


Resurface existing asphalt driveway $2.00-$4.00 per sq. ft.(10-20 yrs)

Seal asphalt driveway $0.30 per sq. ft. and up (1-3 yrs)

Install interlocking brick driveway $8.00-$16.00 per sq. ft.(15+ yrs)

Install concrete driveway $8.00-$16.00 per sq. ft. (30-40 yrs)(no pattern)

Install drain at bottom of sloped driveway $2,000+


Install concrete slab patio $5.00-$10.00 per sq. ft. (30-40 yrs)

Install concrete patio stones $2.50-$5.00 per sq. ft. (30-40 yrs)

Rebuild exterior basement stairwell $5,000+

Install drain at existing basement stairwell $750-$1,500


Build detached garage $70-140 per sq. ft.

Break wood/soil contact at detached garage $25-$50 per lin. ft.(minimum $1,000)

Demolish and remove detached garage $1,500+

Install garage door: – single metal one-piece $500-$1,000 -single wood sectional $700-$1,400 – double wood sectional$1,200-$2,500

Install garage door opener $300-$600 (8-12 yrs)


Build retaining wall: – wood $20-$40 per sq. ft. (minimum $500)- concrete $30-$60 per sq. ft. (minimum $500)


Replace porch steps : – wood $750+ – concrete $1,500+

Replace porch flooring $4.00-$8.00 per sq. ft.

Replace porch skirting $10-$20 per lin. ft.

Replace step railing $400-$800


Install fencing: – wood $20-$50 per lin. ft. – chain link$10-$20 per lin. ft.

Install lawn sprinkler system $2,000+


Underpin one corner $5,000+ of house

Underpin or add foundations $300+ per lin. ft. (minimum$3,000)

Lower basement floor by underpinning $150-$300+ and/or per lin. ft. bench footings (minimum $5,000)

Replace deteriorating sill beam with concrete $60+ per lin. ft.(minimum $2,000)

Replace main beam in basement $4,000+ (unfinished)

Re-support joist by sistering another alongside $250+

Install basement support post with footing $800-$1,600

Chemical treatment for termites $2,000+ (10-20 yrs)

Termite inspection performed by a specialist $200-$400

Remove or open bearing wall $2,000+ (exclusive of decorating)

Remove partition wall $2,000+ (exclusive of decorating)

Install door opening in interior wall $750-$1,500 (exclusive of decorating)

Rebuild arch above window or door opening $1,000+

Install lintel above opening in masonry wall $1,000+

Install exterior basement stairwell $10,000+

Build an addition: – foundation to roof $200-$400 per sq. ft. -additional story $150-$300 per sq. ft.

Install collar ties $30-$60 each (minimum $400)

Install lateral bracing on collar ties $100-$200

Replace roof sheathing $4.00-$8.00 per sq. ft.


Upgrade electrical service to 100-amps (recommend to go to 200-amps instead)

Upgrade electrical service $1,800-$3,600 to 200-amps

Replace main ground: – home on public water system $250-$400 -home on private well $300-$600 (Install ground rods)

Install new breaker panel $700-$2,000 (add $200 for 200 Apanel)

Install auxiliary breaker panel $500-$1500 (depends on size and distance)

Replace circuit breaker $100-$250 (20 amp or less)

Add 120-volt circuit $250-$300 (microwave, freezer, etc.)

Install exterior outlet with waterproof cover $175-$300

Add 240-volt circuit $300-$600+ (dryer, stove etc.)

Add conventional receptacle $200-$400

Add kitchen split receptacle $200-$400

Replace conventional receptacle with ground fault circuit interrupter receptacle $70-$400

Replace conventional receptacle with aluminum (assuming several are required) compatible type (CO/ALR ) $60-$120 each

Upgrade entire house with aluminum compatible connectors ,receptacles etc. $1,000-$2,000 (approx. $10,000 total)

Rewire electrical outlet with reversed polarity $5-$10 each($100 minimum)

Rewire entire house from aluminum to copper wiring $750-$1,500+per room

Replace switches $25 each (dimmer, standard, lighted etc.) ($100minimum)

Install standard light fixture $175-$200

Install exterior light $250-$500

Install fluorescent light fixture $150-$300

Rewire entire house during gut or renovations $750-$1,500 per room (approx. $5/sq ft

Replace knob & tube wiring with modern wiring $1,000-$2,000per room (approx. $10,000 total)

Add electric baseboard heater $250-$500


Install mid efficiency forced-air furnace $2,000-$5,000 (18-25 yrs)

Install high efficiency forced-air furnace $3,500-$8,000 (15-20 yrs)

Annual service $100 minimum

Replace blower and/or motor $350-$700+ (10-20 yrs)

Replace induced draft fan $600-$1,200

Install humidifier $300-$600 (5-10 yrs)

Install electronic air filter $800-$1,600 (10-20 yrs)

Install mid efficiency boiler $4,000-$8,000 (15-25 yrs)

Install high efficiency boiler $5,000-$12,000 (15-25 yrs)

Install circulating pump $400-$600 (10-25 yrs)

Install expansion tank $300-$600

Install backflow preventer $250-$500

Install chimney liner (for gas) $500-$1,000

Install programmable thermostat $200-$400

Replace radiator valve $300-$600

Replace radiator $750-$1,500

Convert from hot water heating to forced air: – bungalow$10,000-$20,000 – two story $15,000-$30,000

Clean duct work $300-$600

Install heat recovery ventilator $2,500-$5,000

Cooling/Heat Pumps

Add central air conditioning on existing forced-air system$3,000-$5000 (10-15 yrs)

Add heat pump on existing forced-air system (dependent on source of heat) $4,000-$8,000 (10-15 yrs)

Install independent air conditioning system $10,000-$20,000(10-15 yrs)

Install ductless air conditioning system $6,000-$10,000 (10-15 yrs)

Annual service $100 minimum


Insulate open attic area to modern standards $.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-$60 per vent (supplied while re-roofing)

Install spray foam insulation $5,000-$10,000 (typical 2 story, 3 bedroom)

Insulate basement from interior $1.00+ per sq. ft.


Replace galvanized piping with copper: – per kitchen $750-$1,500- per bathrooom $1,500-$3,000 NOTE: Figures do not include repairs to finishes after disruption

Replace public water supply pipe to house $150-$300 per lin. ft.(min $2,000)

Replace main shut off valve $150-$300

Install conventional water heater $500-$1,000 (8-12 yrs)

Install induced draft water heater $800-$1,600 (8-12 yrs)

Install tankless water heater $2,500-$3,500

Typical monthly rental of conventional water heater $10-$20

Replace toilet $500+ (30-40 yrs)

Replace toilet flush mechanism $100-$200

Unclog or remove obstruction from toilet $100-$200

Replace seal on toilet $150-$300

Install bidet $700+ (30-40 yrs)

Replace basin: – vanity $500+ (12-20 yrs) – pedestal $700+(12-20 yrs)

Replace faucet set $250+ (10-15 yrs)

Replace bathtub, including ceramic tile $2,000+ (20-30 yrs)

Install refinished claw foot bathtub $2,500+ (15-20 yrs)

Replace bathtub/shower faucet set $400+ (10-15 yrs)

Install whirlpool bath $3,500+ (15-25 yrs)

Re-tile bathtub enclosure $1,000-$2,000

Replace leaking shower stall pan $1,000-$2,000

Rebuild tile shower stall $2,500-$5,000

Install plastic $500-$1,000 (10-15 yrs) bathtub enclosure

Install plastic shower stall $1,000-$2,000 (10-15 yrs)

Install bathroom exhaust fan $300-$600 (5-10 yrs)

Install modest basement bathroom $5,000+

Replace laundry tubs $400-$800 (15-25 yrs)

Install laundry facilities $1,000+

Install kitchen sink: – single $500+ (15-25 yrs) – double $800+(15-25 yrs)

Install solid waste pump $1,500-$3,000 (5-10 yrs)

Connect waste plumbing system to municipal sewers $5,000+

Snake out obstruction in main sewer line below yard$250-$500

Repair collapsed or damaged section of sewer line below yard$2,000+

Install submersible pump in well $1,000+ (10-15 yrs)

Install suction or jet $700+ (10-15 yrs)

Install water softener $1,000+ (5-15 yrs)

Install outdoor faucet $300-$600

Replace sump pump $350-$700 (2-7 yrs)

Install sauna $3,000+


Add drywall over plaster $4.00-$8.00 per sq. ft.

Remove old plaster and install drywall $5.00-$10.00 per sq. ft.(plus disposal costs )

Add wire lath and new plaster over existing plaster $5.00-$10.00per sq. ft.

Spray stipple on existing ceiling $2.00-$4.00 per sq. ft

Install suspended tile ceiling $5.00-$10.00 per sq. ft.

Install drywall on unfinished basement ceiling $5.00-$10.00 per sq. ft.

Sand and refinish hardwood floors $2.00-$4.00 per sq. ft.

Install hardwood floors: – 3/8 inch thick $8 per sq. ft. – 3/4 inch thick $12 per sq. ft.

Install parquet flooring $5-$10 per sq. ft.

Install ceramic floor tiles $15+ per sq. ft.

Install vinyl floor tiles $3+ per sq. ft.

Install sheet vinyl $6-$12 per sq. ft.

Install synthetic wall-to-wall carpet $25-$50 per sq. yard

Install wool wall-to-wall carpet $60+ per sq. yard

Install laminate flooring $3.00-$6.00 per sq. yard

Replacement windows: – Sliding $40-$100 per sq. ft. – Casement$60-$120 per sq. ft. – Awning $40-$100 per sq. ft. – Double hung$60-$120 per sq. ft. – Fixed $35-$80 per sq. ft. – Bay $40-$100 per sq. ft.

Storm windows $200-$400 each

Convert coal-burning fireplace to wood-burning unit (if possible) $4,000+

Install masonry fireplace: – with single flue chimney $7,000 and up – from rough-in $3,000+

Install zero clearance fireplace $3,500+

Install gas fireplace $4,000+ (excluding interior finishes)

Install glass doors on fireplace $300+

Clean fireplace chimney flue $75-$150 each

Install fireplace damper $700+

Install interior hollow-core door $300-$600

Install interior custom wood door $450+

Install exterior door $750-$3,000

Install closer on garage man door $200-$400

Install storm door $500-$1,000 (10-20 yrs)

Install sliding glass doors : – brick wall $3,500-$7,000 – wood frame wall $2,500-$5,000

Replace sliding glass door $2,000-$5,000 (10-20 yrs)

Install skylight $3,000+

Install roof window or ventilating skylight $1,500+

Install kitchen cabinets $300 and up per lin. ft.

Install kitchen counter $25 and up per lin. ft.

Install ceiling fan $500+

Install conventional alarm system $1,000+

Install central vacuum system $1,000-$2,000

Install central vacuum canister only $500-$1,000

Paint interior of entire house (walls, ceilings, doors, trim)$2/sq ft+ ($4,000-$4,500 for 2,000 sq ft home) (5-10 yrs)

Hang wallpaper $3.00+ per sq. ft.

Urethane injection of poured concrete foundation cracks$400-$800 each

Excavate and repair foundation cracks $1,000-$2,000 each

Injection repair of tie rod hole $250-$500 each

Install interior damp-proofing system on inside of foundation walls $100-$150 per lin. ft.

Damp-proof foundation walls and install perimeter drainage tiles$150-$300 per lin. ft. (minimum $3,000)