How pricing works
We don't print prices, because two houses on one street can differ by a factor of three. We write yours after a visit, and these are the questions it answers.
What decides the price
Old wood houses vary more than newer ones, and these are the things that move the price.
Height and scaffolding: three stories cost more than two
Layers of old paint and how much needs scraping
Rot and sill repairs found when the paint comes off
Count of windows and trim details
Steep lots, hillsides and tight side yards
Colors, and how many
What the estimate includes, and what it doesn't
The estimate lists surfaces, repairs, coats, products and sheens, colors, cleanup, schedule and payments.
Included: washing, scraping, caulk, priming, two finish coats, cleanup
Not included: rot repair beyond small patches, extra colors, unlisted scaffold
What happens at the visit
Haruko or Dongwook walks every side of the house with you, probes the wood and photographs what they find. It takes about an hour.
When you get the number
A written estimate arrives within a few working days of the visit, before any deposit and before anything is scheduled.
If the job changes
If we find rot or damage after the old paint comes off, we stop, show you, and write the price. Nothing extra happens without your yes.
Materials and who buys them
We buy the paint and name the product and sheen on the estimate. Ask for the data sheet any time.
Comparing quotes
What a written estimate for an old house lists
If you have two estimates, hold them side by side. These are the lines a careful one has.
| A vague one | A written estimate | |
|---|---|---|
| Surfaces | A vague one"Paint exterior" | A written estimateEach side, trim run and porch named |
| Prep | A vague one"Prep as needed" | A written estimateWashing, scraping, caulk and repairs listed |
| Old paint | A vague oneDoesn't mention it | A written estimateSays how paint on a house built before 1978 is handled |
| Coats | A vague oneNumber of coats not stated | A written estimatePrimer and two finish coats, in writing |
| Products | A vague one"Premium paint" | A written estimateProduct and sheen named for siding and trim |
| Weather | A vague oneNot mentioned | A written estimateWhat happens on a rain day |
| Payment | A vague oneHalf down, half at the end | A written estimateAmounts and dates for each stage |
Questions we get most
Can you give me a price over the phone?
We can say what a house like yours often involves, but a price comes only after we walk it. Old houses hide rot, layers of paint and surprises behind the gutters.
What about a deposit and payments?
A deposit books the dry-weather slot, and the rest is paid in stages that are written on the estimate. We don't offer financing; if that matters to you, ask us before you decide.
What isn't in the estimate?
Rot or damage we find after the old paint comes off, extra colors you add later and scaffold or lift work that isn't listed. We stop, show you, and agree the price in writing before we do anything extra.
Get a written estimate.
We walk the house, then send the number in writing.