What Things Actually Cost: 2026 PNW Home Service Price Guide
Real labor + material ranges for the 12 jobs PNW locals hire out most — fence, roof, lawn, HVAC, plumbing, and more.
Informational only. This guide is general information for Pacific Northwest business owners and customers — not individualized legal, tax, or financial advice. Rules, fees, and rates change. Confirm details with the official sources listed below or with a licensed professional before acting.
How to use this guide
These are ballpark ranges, not quotes. They're compiled from bids PNW customers and member businesses have shared with us, and they move with materials, labor and season. Use them to sanity-check a bid — never as a price you should expect a contractor to match.
Rural work generally runs below these ranges; Seattle, Portland and Boise cores generally run above them. Anything far below the range is worth a second look — it usually means an unlicensed or uninsured crew, or a scope that's missing something you'll be billed for later.
| Job | Typical PNW range (2026) | Notes | |---|---|---| | 6 ft cedar fence (per linear foot) | $38 – $72 | Pressure-treated posts, 5/8" pickets; gate adds $300–$600 each | | Asphalt shingle roof (2,000 sq ft home) | $11,500 – $18,000 | 30-yr architectural; tear-off included | | Metal standing-seam roof | $22,000 – $38,000 | 40-50 yr lifespan, common in WA/OR mountain towns | | Interior paint (per room) | $450 – $1,100 | 2 coats, walls only; ceilings and trim add ~30% | | Exterior paint (2,000 sq ft home) | $5,500 – $11,000 | Pressure wash + prime + 2 coats | | Furnace replacement | $4,800 – $9,500 | 95%+ AFUE gas; heat pump conversion runs $14k–$28k | | Heat pump (whole home) | $14,000 – $28,000 | Before rebates; see the 2026 rebate guide — the federal credit ended after 2025 | | Water heater (50-gal gas) | $1,800 – $3,400 | Tankless adds $2k–$4k | | Tree removal (large fir, 60+ ft) | $1,400 – $3,800 | Includes stump grind; crane access raises it | | Lawn mowing (¼ acre, weekly) | $40 – $75 per visit | Adds: edge $10, blow $10, fert $60 | | Drain cleaning / hydro jet | $250 – $750 | Camera inspection $200–$400 extra | | Electrical panel upgrade (200A) | $2,800 – $5,500 | Permit + inspection included; aluminum-to-copper costs more |
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What drives PNW prices up
- Rain delays add 10–20% to exterior jobs Oct–April
- Permit + plan review in Seattle/Portland adds 4–8 weeks and $400–$2,500
- Old homes (pre-1978) trigger lead-paint EPA RRP rules — only certified pros can legally work
- Steep driveways / no truck access = $300–$1,500 surcharge
What should make you suspicious
- Bid that's >30% below the others on the same scope
- "Today only" pricing
- Verbal estimates with no written breakdown
- Contractor asks for 50% up front
- "I can skip the permit to save you money" (you eat the fines + insurance won't cover damage)
Always verify the license
Before you sign anything, check the contractor's registration: WA L&I verify, Oregon CCB search, Idaho DOPL. It takes 30 seconds and it is the single highest-value thing you can do.
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Common questions
How do I know if a contractor's price is fair?+
Compare three itemized bids for the same scope. If one is dramatically lower, look for what's missing — permits, disposal, materials grade — before assuming it's a deal.
Why is the cheapest bid risky?+
It's often unlicensed, uninsured, or written on a smaller scope than the others. The difference usually reappears as change orders.
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