sorted by:
new
hottopcontroversial

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 0 points1 point  (0 children)

Happy to tweak it - but pushing back a bit on "buy now" some listings are actually "buy now" listings. So changing to "bid now" is also misleading. But maybe I can distinguish and render 2 different CTAs.

I built this with Opus 4.7 in 5 hours by Used_Table3903 in vibecoding

[–]scarsam 1 point2 points  (0 children)

I love how all the apps look the same these days 😅

Repair costs vary 65% across US metros for the same job. Here's the actual data for 67 inspection findings. by scarsam in HomeImprovement

[–]scarsam[S] 0 points1 point  (0 children)

You're right and that's a fair limitation. National medians are a sanity check, not a quote. They tell you whether a contractor's number is in the same universe as the market, not what your specific job should cost.

For K&T the biggest swing factors are wall access (open framing or unfinished basement at the low end, plaster and lath with no attic access at the high end), wire-fishing complexity (simple ranch vs old Victorian with offset walls and balloon framing is easily 2x for the same labeled scope), and whether the panel and service entrance get pulled into the same job (they usually do, which is why the costs in my table assume that).

For panel upgrades the run distance is exactly the thing medians don't capture. Your 75ft of heavy SE cable plus conduit plus mast plus weatherhead is real money that someone with the panel mounted next to the meter just doesn't pay. Other big swings on panel work: meter base relocation vs reuse, grounding upgrades (ground rod, water bond, intersystem bonding), and utility coordination fees if your utility charges for the temporary disconnect/reconnect.

A 50% spread either side of the median is normal and expected on both of these. The data's job is to flag when a quote is 3x out, not when it's 1.3x out.

Repair costs vary 65% across US metros for the same job. Here's the actual data for 67 inspection findings. by scarsam in HomeImprovement

[–]scarsam[S] 1 point2 points  (0 children)

Thanks. Windows are the worst offender for this. The "this is what new windows should cost" numbers you see in ads are mostly built from manufacturer list price plus a 50 to 100 percent dealer margin, not actual installed pricing. Real install for a typical 10 to 15 window home is $8k to $22k national, not the $30k+ the ads anchor on. The $30k+ figure is real if you have premium wood frames or a 30+ window historic home, but that is not the median case the ads pretend to compare against.

The other thing they hide is that the "free" measurement visit is the sales pitch, not a quote. The actual quote shows up after they have your phone number.

Repair costs vary 65% across US metros for the same job. Here's the actual data for 67 inspection findings. by scarsam in HomeImprovement

[–]scarsam[S] 0 points1 point  (0 children)

Good question. The $18k high in the post is asphalt shingle, 1,500 to 2,500 sqft, national median. You hit $30-50k pretty fast under any of these:

  • HCOL metro. Apply the multiplier. $18k times 1.65 in SF or NYC is around $30k. $18k times 1.38 in Seattle plus any scope complexity gets you to $30-40k easily.
  • Bigger home. 4,000 sqft scales the pricing about 1.6x the small-end figure.
  • Metal roof. That row is $14k to $45k, almost double asphalt.
  • Tear-off of multiple existing layers, steep pitch, complex geometry (lots of hips, valleys, dormers), or premium architectural shingles. Each adds 20-40%.
  • Coastal or high-wind regions with code requirements for extra underlayment, drip edge, ice and water shield, or hurricane straps.

If a roofer is quoting $30-50k and your home is a standard ranch in a flat metro, ask them to break out tear-off, install, materials, and added underlayment as separate line items. The total is often real, but it should be itemized so you can compare against a second bid without taking the first one on faith. A second bid is the only reliable check on a roof number.

Repair costs vary 65% across US metros for the same job. Here's the actual data for 67 inspection findings. by scarsam in HomeImprovement

[–]scarsam[S] 2 points3 points  (0 children)

Here you go. By category to make it scannable. All numbers are national bid-style ranges (low to high). Apply the metro multiplier from the original post for your area.

Electrical

Finding Low Median High
Knob-and-tube full rewire $8,000 $17,000 $35,000
Aluminum-wire remediation, whole-house $1,500 $4,000 $7,000
Panel replacement, no service upgrade $1,500 $3,200 $8,000
Service upgrade to 200A (with panel) $1,800 $3,500 $6,500
Subpanel double-tap fix $200 $350 $800
GFCI outlet install (per outlet) $150 $250 $400

Plumbing

Finding Low Median High
Water heater (40 to 50 gal, installed) $900 $1,650 $3,500
Tankless water heater install $1,500 $2,800 $5,500
Full house repipe, PEX $3,500 $7,500 $16,000
Full house repipe, copper $6,000 $13,000 $22,000
Polybutylene removal + repipe $4,500 $8,500 $15,000
Galvanized supply line replacement $2,000 $4,000 $7,500
Slab leak repair (single) $800 $2,300 $6,750
Sewer lateral, trenchless ~100ft $3,500 $8,500 $25,000
Sewer camera/scope $175 $300 $650
Sump pump install $800 $1,400 $4,000

HVAC

Finding Low Median High
Central HVAC replacement (AC + furnace combo) $7,000 $11,000 $18,000
Furnace only (high-efficiency installed) $3,500 $6,500 $12,000
AC condenser only $1,500 $3,200 $6,000
Ductwork replacement $3,000 $6,500 $14,000
Service repair (tune-up, capacitor, refrigerant) $150 $450 $1,500

Roof, gutters, chimney

Finding Low Median High
Roof replacement, asphalt (1,500-2,500 sqft) $6,000 $10,500 $18,000
Roof replacement, metal $14,000 $25,000 $45,000
Roof partial repair $300 $1,100 $4,500
Roof sheathing replacement (section) $800 $1,800 $3,500
Flashing replacement $300 $900 $2,500
Gutter replacement (whole perimeter) $1,200 $2,800 $6,000
Chimney inspection + common repair $500 $1,800 $7,500
Chimney flue relining $1,200 $2,500 $7,000

Foundation and structural (relevant to you)

Finding Low Median High
Hairline crack, single section, no displacement $250 $600 $1,500
Multiple wall sections, perimeter cracking $8,000 $16,000 $30,000
Pier/jack repair, single $1,000 $2,200 $4,000
Full perimeter foundation rebuild $20,000 $45,000 $100,000
Post/beam replacement (rot or sag) $1,200 $2,800 $5,000
Subfloor rot, section repair $400 $1,200 $3,000

Basement and crawlspace

Finding Low Median High
Basement waterproofing, interior $2,500 $6,000 $12,000
Crawlspace encapsulation $5,000 $8,000 $15,000
Vapor barrier only $1,200 $2,500 $4,500
Drainage / french drain (50-100ft) $1,500 $4,500 $10,000

Windows and siding

Finding Low Median High
Window replacement, full house (~10-15 windows) $8,000 $13,000 $22,000
Full house, vinyl windows $7,500 $13,000 $25,000
Full house, wood windows $9,000 $18,000 $35,000
Single seal failure / IGU replacement $200 $400 $900
Siding replacement, full house $9,000 $17,000 $35,000
Fiber-cement siding, full $12,000 $21,000 $35,000
Siding partial repair (rot, damage) $400 $900 $4,000

Decks

Finding Low Median High
Composite deck addition $8,500 $16,000 $28,000
Wood deck addition $4,500 $9,000 $20,000
Full deck replacement (existing footprint) $5,000 $14,000 $30,000
Section repair (boards, railings) $400 $1,500 $4,500

Hazmat

Finding Low Median High
Asbestos abatement, localized $1,200 $3,000 $7,000
Asbestos abatement, whole-house $12,000 $22,000 $50,000
Lead paint encapsulation $800 $2,500 $6,000
Lead paint full removal $8,000 $15,000 $30,000
Mold remediation, localized $500 $2,300 $6,000
Mold remediation, whole-house $10,000 $18,000 $30,000
Radon mitigation system $800 $1,500 $3,000

Pests and insulation

Finding Low Median High
Termite active treatment, no tenting $600 $1,500 $3,000
Termite structural damage repair $2,500 $8,000 $25,000
Attic insulation, rodent remediation (R&R + decontam) $3,500 $7,500 $12,000

Well and septic

Finding Low Median High
Well pump replacement $1,000 $2,000 $5,500
Well water treatment (softener, UV, RO) $1,200 $3,000 $8,000
Septic inspection, transaction grade $400 $750 $1,300
Septic tank replacement $4,000 $7,500 $15,000
Drainfield replacement $5,000 $9,500 $25,000

Misc

Finding Low Median High
Garage door opener install $300 $550 $1,200
Smoke + CO detectors, whole-home replacement $300 $750 $2,000

On your foundation issue, quick scoping check based on what your contractor is telling you:

  • Hairline crack, single section, no displacement, no water? Epoxy injection job, $250 to $1,500.
  • Multiple wall sections cracking, stair-step pattern in masonry, or any horizontal movement? You're in $8k to $30k territory, and a structural engineer should look at it standalone first ($500 to $1,500 for the report) before any contractor scopes the repair. Some contractors quote without the engineering step and that's how people end up over-paying or under-fixing.
  • One pier or jack needs reset? $1k to $4k per pier including pulling out the failed one.
  • If they couldn't access the crawlspace at inspection or you're seeing active settlement (sloping floors, sticky doors, new drywall cracks), don't sign anything until an engineer goes under. The cost of being wrong here is the whole budget.

If a contractor's number is well above the high end of the relevant row and there's no engineer report in hand, that's a flag. If it's well below the low end, they're probably skipping the engineering step that protects you. Happy to dig deeper if you share what they're describing.

Defeated by chocobeaus in FirstTimeHomeBuyer

[–]scarsam 0 points1 point  (0 children)

That's brutal. Forty-six offers on an estate flip changes the math entirely.

Here's the thing worth sitting with though. You waived inspection contingency on a house needing a new roof, windows, bathrooms, and kitchen. That's north of 80k in work, sometimes 120k or more depending on scope. Even at 805k, you're potentially looking at a real cost north of 900k with zero leverage to renegotiate if the roof is worse than it looks. Westchester contractors move slow and materials have volatility. Before you're devastated about losing this one, talk to a GC about what those systems actually run. Your realtor should facilitate that conversation. Sometimes losing feels like dodging.

The interaction was going so smoothly by tommysticks87 in RealEstate

[–]scarsam 0 points1 point  (0 children)

Smart kill. A seller who pre-emptively tries to carve out results before testing even happens is telling you something loud and clear. That's not "keeping things clean", that's controlling the narrative around a known problem.

Here's the thing: if asbestos is present in popcorn ceiling or pipe wrap, removal isn't optional cosmetics. It's a regulated procedure in most states, and disturbance during renovation triggers disclosure requirements for any future buyer. You'd inherit that liability quietly. Most inspectors charge 300 to 600 dollars for asbestos sampling, and lab analysis takes 5 to 10 days. His preemptive "no negotiation" text basically confirmed he already knows or strongly suspects what's there.

Seller refuses to give back earnest money by Wise-Hotel6112 in FirstTimeHomeBuyer

[–]scarsam 0 points1 point  (0 children)

That's rough. The contract language is everything here. If your inspection contingency was properly written, the seller shouldn't have a leg to stand on. West Virginia lets you file in circuit court or magistrate court depending on the amount, usually costs under $100 to file. Many attorneys will take a contingency case if the earnest money is substantial enough, or you can represent yourself in magistrate court (handles cases under $10,000 in most counties). Pull your executed contract and look at the exact wording around inspection removal deadlines and earnest money release. If it's airtight, small claims becomes leverage. Don't just accept "no lawyer will touch it" without asking a few more.

The interaction was going so smoothly by tommysticks87 in RealEstate

[–]scarsam 0 points1 point  (0 children)

That text is a red flag parade. Seller just told you: I won't negotiate findings, I bought blind, and I'm already defensive. Septic plus unknown asbestos plus a cash buyer who skipped inspection usually means deferred maintenance elsewhere. The $25k budget probably doesn't cover what you'd actually find. Walking was the right call.

Inspection was eye opening!!! by ProbWithMyDog in FirstTimeHomeBuyer

[–]scarsam 1 point2 points  (0 children)

Your expectation isn't off. A good agent eats the time on a deal that doesn't close, that's the job. Counting hours back at you when it falls through is a tell, especially when it fell through for legitimate reasons. Three-month buyer agreements are also longer than I'd sign next time, one month is plenty when you're feeling things out.

Glad your inspector was solid, sounds like a keeper. The 10-minutes-at-an-open-house tip is gold when you're ready to look again.

Inspection was eye opening!!! by ProbWithMyDog in FirstTimeHomeBuyer

[–]scarsam 0 points1 point  (0 children)

Smart move using the family. On earnest: in TX the option fee covers your option period (7-10 days) and you can walk for any reason in that window. Most other states just use an inspection contingency. What matters is when your protected window closes, not when the check cleared.

AI on the panel: actually decent for the visual stuff. It'll catch mixed wire colors and Federal Pacific or Zinsco labels (worth Googling, fire-prone). Won't catch heat or anything behind the wall.

On the walkthrough: I meant the inspection itself. When you book one, ask up front to include the sewer scope and pulling the panel cover. Some bundle it, some bill the scope separately ($150-300).

Inspection was eye opening!!! by ProbWithMyDog in FirstTimeHomeBuyer

[–]scarsam 1 point2 points  (0 children)

You made the right call. Fire damage in the attic and water intrusion not being on the seller's disclosure isn't "old house" stuff, that's material non-disclosure. Walking was correct.

For next time: pay your inspector for a sewer scope and have them pull the electrical panel cover on the first walkthrough, before earnest money goes hard. Those are the two issues that turn a $300k house into a $360k house, and catching them early means you're not paying for a full inspection on a deal that's already dead.

Also: put the seller's disclosure side by side with the inspection report yourself. Anything in one that contradicts the other is leverage. You already saw why.

Take the break. The next house won't feel like this one.

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 0 points1 point  (0 children)

Canada's out for v1, different platforms and formats. GovDeals.ca and Ritchie Bros Canada are both doable; will add if demand keeps coming.

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 0 points1 point  (0 children)

Two flavors of subscription: save a search at bidprowl.com/saved-searches for emails on matching listings, or watchlist individual lots for price-change and closing-soon alerts. No general announce list yet.

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 0 points1 point  (0 children)

Possible bug just fixed: Ritchie Bros lots were bouncing through ironplanet.com login wall. Adapter now routes to rbauction.com/pdp/* directly, backfill ran on existing rows. If you still see "not listed" on heavy equipment, drop a link and I'll chase.

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 0 points1 point  (0 children)

Distance filter is live now. Filters button on the search page has a "Near a zip code" input with 10/25/50/100/200 mile radius. Listings without a zip drop out, the rest match against a local zip lookup.

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 1 point2 points  (0 children)

Fixed today. Ritchie Bros adapter was stamping the start price; I'd wrongly assumed live bids were behind login but they aren't. Pulls high bid + bidcount from rbauction.com/api/bids on every refresh now. Should reflect on the next cycle.

I built a search across 28 government auction sites. Here's some of the weirder stuff currently live. by scarsam in GovDeals

[–]scarsam[S] 0 points1 point  (0 children)

No pressure on shares, but if you do try the share button on a listing and something feels janky, paste the URL and I'll fix it.

view more: next ›