How to Estimate Home Repair Costs Before You Buy a House in 2025 (Without Losing Your Mind)
How to Estimate Home Repair Costs Before You Buy a House (Without Losing Your Mind)
By Brian Huie, March 30, 2025
Buying a home in Seattle or the surrounding counties? Want to know how much those repairs or upgrades are going to cost before you make an offer?
You’re not alone—and yes, it’s tricky.
Two Types of Contractors You’ll Meet When Buying a Home
When it comes to getting repair estimates before buying, you’ll usually encounter two types of contractors:
1. Big Firms with Bidders
These are larger companies that send out a sales rep (sometimes called a “bidder”). They’re fast—usually available within 1–3 days—and can deliver a rough estimate in minutes or a formal bid within a few days. They’re also typically more expensive.
2. Small Crews or Solo Tradespeople
These folks are the ones who actually do the work. They take longer—often 1–7 days to show up and another week for an estimate. But they may offer more personalized pricing and flexibility.
How Many Bids Should You Get?
If quality matters more than cost: Get 2–3 bids from referrals and review their past work.
If you’re price-sensitive: Aim for 3–5 bids and expect 25-50% to ghost you (sad but true and no-shows are a seasonal sport). But don’t use Homeadvisor or Angies List unless you want sales calls from them for the next 3+ years.
Pro Tip: Timing Can Save You Money
Contractors with last-minute openings (weekends, canceled jobs, etc.) may offer significantly lower prices. These aren't scheduled weeks in advance—they're spontaneous, so stay flexible if you're chasing a deal.
Why Most Contractors Avoid Bidding Homes You Don’t Own Yet
Here’s the reality: most contractors won’t give you an accurate estimate on a house you don’t yet own. They can’t legally cut into walls or inspect behind trim. And with labor shortages, traffic, and full schedules, they don’t want to spend hours quoting a job that might never happen.
Your Best Move? Bid During Your Inspection, Plan High, Adjust Later
To stay ahead, schedule your inspection and bids together:
Budget high and assume worst-case pricing for your offer.
Re-bid after closing for more accurate planning and updated pricing.
Work with an agent (hi 👋) who has solid contractor connections for post close
Why My Clients Get Better Estimates, Faster
Over the years, I’ve built long-term relationships with a group of reliable contractors and tradespeople—folks who actually show up and get the job done. Because I send them consistent work (think hundreds of thousands annually across listings, flips, and upgrades), my clients get priority scheduling, discounted pricing, and a level of reliability that’s rare in Seattle’s hot housing market.
Looking to buy a home in Seattle, King, Snohomish, or Pierce County? I’ve got the contractor network, pricing insight, and experience to help you move fast—and smart. Let’s talk strategy over coffee. ☕