Annual Home Service Schedule and Cost Planner
ANA›Life Services Authority›National Calculator Authority›Annual Home Service Schedule and Cost Planner
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Annual Home Service Schedule and Cost Planner
Estimate your total annual home maintenance costs across all major service categories and get a month-by-month schedule.
### Home Details
Home Size (sq ft)
Home Age (years)
Estimated Home Value ($)
Number of Stories
1 Story 2 Stories 3+ Stories
Swimming Pool?
No Yes
Lawn / Landscaping?
No Yes
Septic System (vs. municipal sewer)?
No (Municipal Sewer) Yes (Septic)
Climate Zone
Mild (no freeze) Moderate (occasional freeze) Harsh (heavy snow/ice)
Local Cost Index
Low Cost Area (0.80×) Average Cost Area (1.00×) High Cost Area (1.30×) Very High Cost Area (1.60×)
### Service Inclusions (uncheck to exclude)
HVAC Service & Filter Changes Roof Inspection & Maintenance Gutter Cleaning Pest Control Plumbing Inspection & Maintenance Electrical Inspection Exterior Painting / Caulking Appliance Servicing Chimney / Fireplace Cleaning Dryer Vent Cleaning Window Washing Pressure Washing
Calculate Annual Plan Your annual home service plan will appear here.
function annCalc() { // --- Inputs --- var sqft = parseFloat(document.getElementById('ann-home-size').value); var age = parseFloat(document.getElementById('ann-home-age').value); var homeVal = parseFloat(document.getElementById('ann-home-value').value); var stories = parseInt(document.getElementById('ann-num-stories').value); var hasPool = parseInt(document.getElementById('ann-has-pool').value); var hasLawn = parseInt(document.getElementById('ann-has-lawn').value); var hasSeptic = parseInt(document.getElementById('ann-has-septic').value); var climate = document.getElementById('ann-climate').value; var costIdx = parseFloat(document.getElementById('ann-cost-index').value);
// --- Validation --- var errors = []; if (isNaN(sqft) || sqft 20000) errors.push("Home size must be between 200 and 20,000 sq ft."); if (isNaN(age) || age 150) errors.push("Home age must be between 0 and 150 years."); if (isNaN(homeVal) || homeVal 0) { document.getElementById('ann-result').innerHTML = 'Please fix the following:
' + errors.map(function(e){ return ''; }).join('') + ''; return; }
// --- Age multiplier (older homes cost more to maintain) --- // ageMult = 1.0 + 0.005 * age (0.5% extra per year, capped at 1.75) var ageMult = Math.min(1.0 + 0.005 * age, 1.75);
// --- Climate multiplier --- var climateMult = { mild: 0.85, moderate: 1.00, harsh: 1.25 }[climate];
// --- Stories multiplier for roof/gutter/exterior --- var storiesMult = { 1: 1.0, 2: 1.25, 3: 1.50 }[stories] || 1.25;
// ------------------------------------------------------- // BASE COSTS (national average, 1×, moderate climate) // Sources: HomeAdvisor, Angi, NAHB cost data // -------------------------------------------------------
var services = [];
// 1. HVAC — 2× tune-up/year + filter changes // Base: $150/visit × 2 + $60 filters = $360 base // Scaled by sqft factor: larger homes may have multiple units // unitFactor = 1 + floor(sqft/2500) * 0.4 if (document.getElementById('ann-inc-hvac').checked) { var hvacUnits = 1 + Math.floor(sqft / 2500) * 0.4; var hvacBase = (150 * 2 + 60) * hvacUnits; var hvacCost = hvacBase * ageMult * costIdx; services.push({ name: "HVAC Service & Filter Changes", cost: hvacCost, freq: "2× per year (spring & fall) + quarterly filters", months: [3, 9], notes: "Spring A/C tune-up (Mar), Fall heating tune-up (Sep)" }); }
// 2. Roof Inspection & Maintenance // Base: $200 inspection + $0.05/sqft minor repairs // storiesMult applies if (document.getElementById('ann-inc-roof').checked) { var roofBase = (200 + 0.05 * sqft) * storiesMult; var roofCost = roofBase * ageMult * climateMult * costIdx; services.push({ name: "Roof Inspection & Maintenance", cost: roofCost, freq: "1–2× per year", months: [4, 10], notes: "Spring inspection (Apr) after winter; fall check (Oct) before winter" }); }
// 3. Gutter Cleaning // Base: $0.10/sqft of footprint × 2 cleanings, storiesMult // Footprint ≈ sqft / stories if (document.getElementById('ann-inc-gutter').checked) { var footprint = sqft / stories; var gutterBase = 0.10 * footprint * 2 * storiesMult; var gutterCost = gutterBase * costIdx; // Harsh climate: add 3rd cleaning if (climate === 'harsh') gutterCost *= 1.5; services.push({ name: "Gutter Cleaning", cost: gutterCost, freq: climate === 'harsh' ? "3× per year" : "2× per year", months: climate === 'harsh' ? [4, 7, 10] : [4, 10], notes: "Spring (Apr) and fall (Oct) are standard; harsh climates add summer clean" }); }
// 4. Pest Control // Base: $400/year quarterly service // Mild climate slightly less, harsh slightly less (fewer bugs) if (document.getElementById('ann-inc-pest').checked) { var pestBase = 400; var pestMult = { mild: 1.10, moderate: 1.00, harsh: 0.85 }[climate]; var pestCost = pestBase * pestMult * costIdx; services.push({ name: "Pest Control", cost: pestCost, freq: "Quarterly (4× per year)", months: [1, 4, 7, 10], notes: "Jan, Apr, Jul, Oct — exterior perimeter + interior as needed" }); }
// 5. Plumbing Inspection & Maintenance // Base: $150 inspection + $0.02/sqft for minor fixes // Age multiplier significant here if (document.getElementById('ann-inc-plumbing').checked) { var plumbBase = 150 + 0.02 * sqft; var plumbCost = plumbBase * ageMult * costIdx; services.push({ name: "Plumbing Inspection & Maintenance", cost: plumbCost, freq: "1× per year", months: [3], notes: "Spring (Mar) — check for freeze damage, inspect water heater, test shutoffs" }); }
// 6. Electrical Inspection // Base: $200 flat + $0.01/sqft // Age multiplier applies if (document.getElementById('ann-inc-electrical').checked) { var elecBase = 200 + 0.01 * sqft; var elecCost = elecBase * ageMult * costIdx; services.push({ name: "Electrical Inspection", cost: elecCost, freq: "1× per year", months: [5], notes: "May — test GFCI/AFCI outlets, panel inspection, smoke/CO detector check" }); }
// 7. Exterior Painting / Caulking // Full repaint every 7 years; annual caulking/touch-up = repaint_cost / 7 // Repaint cost: $1.50–$3.50/sqft exterior surface // Exterior surface ≈ sqft * 0.6 * stories (rough perimeter estimate) if (document.getElementById('ann-inc-exterior').checked) { var extSurface = sqft * 0.6 * stories; var repaintFull = 2.50 * extSurface; // $2.50/sqft average var extAnnual = repaintFull / 7; // annualized var extCost = extAnnual * climateMult * costIdx; services.push({ name: "Exterior Painting / Caulking", cost: extCost, freq: "Annual caulking; full repaint every 5–7 years", months: [5, 6], notes: "May–Jun — inspect and re-caulk windows/doors; touch up paint; cost annualizes full repaint cycle" }); }
// 8. Appliance Servicing // Refrigerator coil cleaning, dishwasher, washer/dryer maintenance // Base: $250 flat, scales slightly with sqft (more appliances in larger homes) if (document.getElementById('ann-inc-appliance').checked) { var appBase = 250 + sqft * 0.02; var appCost = appBase * ageMult * costIdx; services.push({ name: "Appliance Servicing", cost: appCost, freq: "1–2× per year", months: [2, 8], notes: "Feb — refrigerator coils, dishwasher filter; Aug — pre-holiday appliance check" }); }
// 9. Chimney / Fireplace Cleaning // Base: $200 per chimney; assume 1 chimney // Only relevant in moderate/harsh climates typically if (document.getElementById('ann-inc-chimney').checked) { var chimBase = 200; var chimCost = chimBase * costIdx; services.push({ name: "Chimney / Fireplace Cleaning", cost: chimCost, freq: "1× per year", months: [9], notes: "Sep — before heating season; includes sweep and safety inspection" }); }
// 10. Dryer Vent Cleaning // Base: $120 flat if (document.getElementById('ann-inc-dryer').checked) { var dryerCost = 120 * costIdx; services.push({ name: "Dryer Vent Cleaning", cost: dryerCost, freq: "1× per year", months: [2], notes: "Feb — reduces fire risk; lint buildup is a leading cause of home fires" }); }
// 11. Window Washing // Base: $8 per window; estimate windows = sqft / 100 // storiesMult applies if (document.getElementById('ann-inc-window').checked) { var numWindows = Math.round(sqft / 100); var winBase = 8 * numWindows * 2; // 2× per year var winCost = winBase * storiesMult * costIdx; services.push({ name: "Window Washing", cost: winCost, freq: "2× per year", months: [4, 10], notes: "Apr (spring clean) and Oct (pre-winter); estimated " + numWindows + " windows" }); }
// 12. Pressure Washing // Base: $0.15/sqft of driveway+exterior surfaces // Estimate: driveway ≈ 600 sqft + exterior ≈ sqft * 0.3 if (document.getElementById('ann-inc-pressure').checked) { var pwSurface = 600 + sqft * 0.3; var pwBase = 0.15 * pwSurface; var pwCost = pwBase * costIdx; services.push({ name: "Pressure Washing", cost: pwCost, freq: "1–2× per year", months: [4, 8], notes: "Apr (spring) and Aug (summer) — driveway, walkways, siding, deck" }); }
// 13. Pool Service (conditional) if (hasPool) { // Monthly pool service: $150/month × 12 + annual opening/closing $400 var poolMonthly = 150 * 12; var poolOC = 400; var poolCost = (poolMonthly + poolOC) * costIdx; services.push({ name: "Swimming Pool Service", cost: poolCost, freq: "Monthly + seasonal opening/closing", months: [1,2,3,4,5,6,7,8,9,10,11,12], notes: "Monthly chemical balancing + equipment check; opening (Apr) and closing (Oct)" }); }
// 14. Lawn & Landscaping (conditional) if (hasLawn) { // $50–$200/visit × 26 visits (biweekly) + fertilization $300 // Scale by sqft: lawn ≈ lot size estimate = sqft * 2 var lawnVisits = climate === 'harsh' ? 20 : (climate === 'mild' ? 30 : 26); var lawnPerVisit = 0.025 * sqft; // $0.025/sqft per visit lawnPerVisit = Math.max(50, Math.min(lawnPerVisit, 200)); var lawnFert = 300; var lawnCost = (lawnVisits * lawnPerVisit + lawnFert) * costIdx; services.push({ name: "Lawn & Landscaping", cost: lawnCost, freq: lawnVisits + " visits/year (biweekly during growing season) + fertilization", months: [3,4,5,6,7,8,9,10], notes: "Mar–Oct active season; includes mowing, edging, and 4× annual fertilization" }); }
// 15. Septic System (conditional) if (hasSeptic) { // Pumping every 3–5 years; annual inspection $150; annualized pump = $400/4 = $100 var septicCost = (150 + 100) * costIdx; services.push({ name: "Septic System Inspection & Maintenance", cost: septicCost, freq: "Annual inspection; pump every 3–5 years", months: [5], notes: "May — annual inspection; pumping cost annualized over 4-year average cycle" }); }
// --- Totals --- var totalCost = services.reduce(function(s, sv){ return s + sv.cost; }, 0);
// Rule-of-thumb comparison: 1% of home value per year var ruleOfThumb = homeVal * 0.01; // 50-year rule: sqft * $1 per sqft per year var sqftRule = sqft * 1.0;
// --- Monthly schedule --- var monthNames = ["Jan","Feb","Mar","Apr","May","Jun","Jul","Aug","Sep","Oct","Nov","Dec"]; var monthlyMap = {}; for (var m = 1; m ';
// Summary box html += ''; html += 'Estimated Annual Home Maintenance Cost'; html += '$' + totalCost.toLocaleString('en-US',{minimumFractionDigits:0,maximumFractionDigits:0}) + ''; html += '≈ $' + (totalCost/12).toLocaleString('en-US',{minimumFractionDigits:0,maximumFractionDigits:0}) + ' / month'; html += '';
// Benchmarks html += ''; html += 'Benchmark Comparison'; html += '• 1% Rule (home value): $' + ruleOfThumb.toLocaleString('en-US',{minimumFractionDigits:0,maximumFractionDigits:0}) + '/yr'; html += '• $1/sq ft Rule: $' + sqftRule.toLocaleString('en-US',{minimumFractionDigits:0,maximumFractionDigits:0}) + '/yr'; var diff = totalCost - ruleOfThumb; var diffPct = (diff / ruleOfThumb * 100).toFixed(1); html += '• Your estimate is ' + (diff >= 0 ? '+' : '') + diffPct + '% vs. the 1% rule'; html += '';
// Service breakdown table html += '### Service Cost Breakdown '; html += ''; html += ''; html += 'Service'; html += 'Annual Cost'; html += 'Frequency'; html += '';
// Sort by cost descending var sorted = services.slice().sort(function(a,b){ return b.cost - a.cost; }); sorted.forEach(function(sv, i) { var bg = i % 2 === 0 ? '#fff' : '#fafafa'; html += ''; html += '' + sv.name + ''; html += '$' + sv.cost.toLocaleString('en-US',{minimumFractionDigits:0,maximumFractionDigits:0}) + ''; html += '' + sv.freq + ''; html += ''; }); html += ''; html += 'TOTAL'; html += '$' + totalCost.toLocaleString('en-US',{minimumFractionDigits:0,maximumFractionDigits:0}) + ''; html += ''; html += ''; html += '';
// Monthly schedule html += '### Month-by-Month Schedule '; html += ''; for (var m = 1; m 0 ? '#e8f5e9' : '#fafafa'; var border2 = tasks.length > 0 ? '#4caf50' : '#ddd'; html += ''; html += '' + monthNames[m-1] + ''; if (tasks.length > 0) { html += ''; tasks.forEach(function(t){ html += ''; }); html += ''; } else { html += 'No scheduled services'; } html += ''; } html += '';
// Notes html += ''; html += 'Notes for your home:'; html += '- Home age multiplier applied: ' + ageMult.toFixed(2) + '× (older homes cost more)'; html += '- Climate multiplier: ' + climateMult.toFixed(2) + '×'; html += '- Local cost index: ' + costIdx.toFixed(2) + '×'; html += ''; html += ''; html += '';
html += ''; document.getElementById('ann-result').innerHTML = html; }
#### Formulas Used
Age Multiplier: ageMult = min(1.0 + 0.005 × age, 1.75) — each year adds 0.5% to maintenance cost, capped at 1.75×
HVAC: ($150 × 2 visits + $60 filters) × (1 + ⌊sqft/2500⌋ × 0.4) × ageMult × costIndex
Roof: ($200 + $0.05 × sqft) × storiesMult × ageMult × climateMult × costIndex
Gutters: $0.10 × (sqft/stories) × cleanings × storiesMult × costIndex
Exterior Paint (annualized): ($2.50 × sqft × 0.6 × stories) ÷ 7 years × climateMult × costIndex
Windows: $8 × (sqft/100 windows) × 2 cleanings × storiesMult × costIndex
Pressure Wash: $0.15 × (600 + sqft × 0.3) × costIndex
1% Rule benchmark: homeValue × 0.01 | $1/sqft Rule: sqft × $1.00
#### Assumptions & References
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