# Siding Costs

Learn How to Estimate Siding Costs on Your Rehab Projects

## Overview

As a house flipper, you will need to be able inspect a property's siding condition and determine whether it needs to be repaired or completely replaced. You will also need to be able to accurately quantify the amount of siding and estimate an approximate budget. Siding work is an expensive rehab item, so being able to inspect and diagnose the siding condition and estimate the replacement costs is critical in creating accurate budgets for your rehab projects.

## Siding Costs

Siding contractors measure and estimate the siding work in square feet and sometimes squares (100 square feet).

To estimate the # of square feet or squares of siding your property needs you will need to measure the vertical surface area of siding of all sides of the home.

The easiest way to measure the siding of a house is to break the surface areas down into sections.

#### Measure Square Wall Sections

Start by measuring the height and width of the simple shapes such as squares or rectangles.

Multiply the the height by the width to calculate the total square feet your need for each square section.

Note: Do not subtract window or door areas when calculating your siding areas. The extra square footage for the window or doors will be used for material waste in your siding contractors estimates.

#### Measure Gable Sections

Once you get the simple square and rectangular sections measured you will measure the gables, which are the triangular portions of siding that are on the end of gable roofs.

A gable wall section is basically two right-angle triangles that are sandwiched back-to-back. When you combine the right-angle triangles this creates a square or rectangular shape.

To measure a gable section, measure the height of the peak and measure the length of the halfway point of the gable triangle. Multiply the height by the width to calculate the area of the gable section.

#### Total the Square & Gable Sections

Once you have calculated the square footage for each section you can calculate the total siding square footage for the entire house.

#### Multiply Square Footage by Cost per SF Pricing

To estimate your budget for your siding you will multiply your Total Siding Square Footage by your budgeted costs per SF pricing based upon the type of siding material selected.

Below we will discuss the different types of siding commonly used on rehab projects and provide rough budget pricing

## Installation Costs

There are several different types of siding materials that are currently used on residential properties. Below we discuss the different siding options and their pros, cons, life spans and costs of each:

#### \$3 to \$5 / sq (lab & Mat'l)

Plywood sheet siding is the most economical siding option that is best utilized on rear and side elevations of your houses.

#### \$4 to \$7 / sq (lab & Mat'l)

Engineered wood lap siding can provide a decorative wood-look for enhanced curb appeal, durability and less maintenance.

#### \$3 to \$7 / sq (lab & Mat'l)

Vinyl siding can provide an economical, maintenance free siding.

• Wood shingle siding, L+M (\$5 - \$10 per square feet)
• Cement board lap siding, L+M (\$3 - \$8 per square feet)
• Fiber cement shingles, L+M (\$5 - \$10 per square feet)
• Metal lap siding, L+M (\$5 - \$7 per square feet)
• Stucco siding, L+M (\$6 - \$10 per square feet)

## Plywood Siding

Plywood sheet siding is the most widely used siding material in the United States because of if the siding's ease of installation and low-cost materials.

Plywood sheet siding comes in 4'x8' sheets providing faster installation than lap or shingle siding. In many applications, plywood sheet siding can be installed directly to the studs preventing the need for a plywood substrate.

Although plywood sheet siding can be an economical siding solution, plywood sheet siding is primarily only used on the rear and side elevations of the house as a low-cost siding option, with more premium and decorative siding materials being installed on the front of the house.

Engineered plywood sheet siding is treated to provide advanced performance to prevent fungal decay and extend the life of the siding materials.

#### Pros

• Least expensive siding material option (<\$1.00 /sf)
• Easy to install 4x8 sheets
• Widely available at home improvement stores
• Nail direct to studs so no additional sheathing is necessary
• Pre-primed for better paint adhesion and less coats of paint
• 50 year warranty

#### Cons

• Not aesthetically pleasing for front elevations of homes

Life Span: 50 years+

Installation: \$1.50 to \$2.50/sf

Materials: \$1.00/sf to \$2.50/sf

Total: \$2:50 to \$5/sf

## Engineered Wood Lap Siding

Engineered wood lap siding provides a more aesthetically pleasing siding surface than the plywood sheet siding and can be a great option for freshening up your property's curb appeal.

Engineered wood lap siding is materials are slightly more expensive than it's sheet siding counterpart. One of the major cost considerations and differences between the plywood sheet siding and the lap siding is the plywood sheathing substrate. Plywood sheet siding can be installed directly to the studs. However, lap siding requires installation over a plywood sheathing or OSB substrate with a vapor barrier. Often times older homes will not have a plywood substrate, so you may be required to install new plywood sheathing & vapor barrier before you install your siding. Plywood sheathing typically costs between \$35 to \$50 per sheet (\$1.00 to \$1.50/sf) to furnish and install.

#### Pros

• Aesthetically pleasing wood-look, cedar pattern that can enhance curb appeal on front elevations of homes
• 16ft lengths can result in faster installation and fewer seams
• Widely available at home improvement stores
• Pre-primed for better paint adhesion and less coats of paint
• 50 year warranty

#### Cons

• More expensive than plywood sheet siding
• Takes longer to install than plywood sheet siding
• Requires plywood or OSB sheathing & vapor barrier (plywood sheet siding can be applied directly to stud)
• More prep-time to caulk all lap board seams for painting

Life Span: 50 years+

Installation: \$1.25 to \$2.00/sf

Materials: \$.85/sf to \$2.50/sf

Total:

## Installation Timeline

A siding crew can typically re-side a property in a work week, but the installation will depend on the type of siding materials being installed and whether new plywood sheathing needs to be installed on the property.

## Other costs

• Powerwash existing siding, whole house (\$150 - \$250 per lump sum)
• Siding, maintenance, L+M (\$200 - 500 per each)
• Siding, patch section, L+M (\$5 - \$10 per square feet)
• Replace plywood sheathing, L+M (\$35 - \$50 per sheet)
• Replace house wrap, whole house (\$250 - \$750 per lump sum)
• Soffit/Fascia board, L+M (\$3 - \$8 per lineal feet)
• Door trim, L+M (\$75 - \$150 each)
• Window trim, L+M (\$75 - \$150 each)

## Price Considerations

#### #1 Type of Siding

The most obvious factor that influences siding pricing is the type of siding material being installed.

#### #2 Size of Home

In construction, there is a term called economies-of-scale.  The larger the project, the more efficient the contractor can be installing the siding which reduces the siding cost per square foot.

#### #3 Number of Stories‍

If your property is only one story then the siding can be installed from the ground which is more efficient than installing siding on multiple stories from ladders, scaffolding or lift equipment.

#### #4 Shape of Home‍

A simple square, box-shaped home is easier and cheaper to side than a house with gables, eaves, nooks and crannies.

#### #5 Siding Removal‍

Some siding can be installed directly over existing siding, but if that is not possible the existing siding will need to be removed.

#### #6 Plywood Sheathing & Vapor Barrier

Plywood sheet siding can be installed directly to the studs. However, lap siding and shingle siding require installation over a plywood sheathing or OSB substrate with a vapor barrier. Often times older homes will not have a plywood substrate, so you may be required to install new plywood sheathing before you install your siding. Plywood sheathing typically costs between \$35 to \$50 per sheet (4'x8') to furnish and install.

#### #7 Location ‍

The location where you are installing the siding will have a significant impact.  If you are installing siding in downtown San Francisco the siding will obviously cost much more than the same roof being installed in Suburbia.

#### #8 Seasonality

Spring and Summer is peak siding season and Siding Contractors are generally swamped with work, so if you are getting siding installed during this time you will likely pay a premium.

## Writing a Scope of Work & Getting Bids

Siding contractors will generally provide an all inclusive bid to 'furnish and install' all labor and materials on the project.

Here is an example of how to write a Scope of Work that insures your Siding Contractor provides an all-inclusive bid.

### Example Scope of Work

All Siding work and repairs are to be Contractor Purchased, Contractor Installed.

1. Furnish and install new siding according to local building codes and manufacturer's instructions.
2. Siding Material Specificaion: Input Siding Product Information. Alternate materials and manufacturers that provide savings will be considered, but must be approved
3. Remove existing siding as necessary to install new siding materials.
4. Replace damaged or rotted plywood sheathing as necessary. Plywood replacement will be priced by each sheet required to be replaced. Price per sheet: \$_______________
5. Include all necessary weather proofing membranes, flashings, trim boards, fascia boards, soffits, anchors and accessories.
6. Hauloff demolished siding materials and debris.
7. Final Cleaning: Clean up all scrap siding debris, screws and anchors from project site.