MLC Real Estate Inspections serves the Greater Houston Metropolitan area.

Your contact person is Mike Cothran, CIO, owner and inspector.

The Houston area is a very large area and so we spend much of our time outside of the office. Since our clients occupy our time while on an inspection, we may need to return your call. Please leave day/night contact information when leaving a message. We pride ourselves on our mania for returns messages as we don't like it when ours are not returned either.

Address:
MLC Real Estate Inspections
20138 Cottonglade
Humble, Texas 77338

Email us at: mlcinspections@aol.com

Office telephone: 281-446-4381

Cell phone: 713-298-9310

Fax: 281-446-9522

WHAT CLIENTS CAN DO
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What Clients Can Do With The Inspection Information!

After the inspection process is over, the inspection report can be used in many different ways. Here are just a few ways that you can benefit from using the information on your report.

1. Your report allows you to make an informed decision regarding purchase of the property.

2. Your report allows you to review necessary repairs and obtain cost estimates needed on the property before you purchase.

3. Your report will help you see items that need immediate repairs, safety concerns and other repairs that may be able to be scheduled after moving into the home.

4. You can utilize your report contents to perform desired upgrades to your property. This will maintain your property's value and often enhances safety issues.

5. Your report may list items in need of repair that could include maintenance issues. By taking care of these types of repairs you are maintaining your property, reducing future repair costs and preventing small issues from becoming large costly issues.

6. Determine if buying the property 'as is' is right for them.

7. Negotiation of the sales price based on the repairs needed.
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An inspector cannot help you with those decisions. An inspector can only inform you of the present condition of the home. The disposition of the home is entirely the decision of the buyer.

We have seen homes bought and sold under all conditions found. Most times it is not possible to determine if the buyer is a handy-man who has decided to make repairs, if the buyer is willing to live with the condition of the home, or if the buyer wants a perfect home that needs no attention at all.

A professional inspector will most likely not give you any advice at all as to the preferred disposition of a home. We will more likely inform you of any inadequacies for your own consideration.

Our clients should consult their real estate agent to help decide what to do with the information they receive in an inspection report.

Some options are:

· Buy the house as-is

· Negotiate the sale price

· Decide to live with some things

· Plan to repair some things before selling

· Don't by the house


The following list is intended to be used as a general guideline for the cost of repairs that may be encountered with home ownership. We do not recommend or endorse any particular service due to possible conflict of interest. We recommend that qualified professionals be engaged to perform all repairs and the prices below reflect such. Please realize that prices may differ from one service provider to the next and MLC Real Estate Inspections neither accepts nor assumes any responsibility for the costs or workmanship associated with any repairs.
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You are cautioned that the following are estimates and vary widely…there is no substitute for actual bids for a contract who is willing to perform the repairs properly

Choose contractors wisely. It is a conflict of interest for inspectors to make any recommendations and we suggest getting bids from at least three different companies.   As with anything, there is usually a reason a company charges significantly less than others. Companies that have been in business and have a good reputation generally tend to cost a bit more.




General Contractor RatesBack to Top

Carpenter $20 - $50 per hr.
Electrician $30 - $75 per hr.
HVAC Technician $50 -$100 per hr.
Masonry contractor $15 - $35 per hr.
Painter $10 - $40 per hr.
Plumber $50 - $100 per hr.
Roofer $10 - $25 per hr.
Back to topExterior
Painting $1.50 - $2.50 per sq. ft.
Replace siding $3 - $5 per sq. ft.
Repair soffits and trim / fascia $8 - $12 per linear ft.
Build Wood deck $25 - $50 per sq. ft.
Replace / Build Wood Fence $25 - $35 per linear ft.
Re-point brickwork $3 - $5 per sq. ft.
Replace broken windows $100 - $400 each
Install skylight $500 and up
Replace door $750 - $1500
Garage Door $650 - $1100
Garage door opener $350 and up

FoundationBack to Top

Repair concrete slab $150 - $300 per pier
Repair minor crack in concrete slab $400 - $800
Minor patchwork / parging on concrete slab $3 - $5 per sq. ft.
Replace beam on pier & beam foundation $50 - $100 per linear ft.
Install footing under pier $300 - $600 each

Roofing Back to Top

Install asphalt shingles (no stripping) $1.25 - $2 per sq. ft.
Remove and replace asphalt shingles $2 - $3 per sq. ft.
Remove and replace tile shingles $8 - $16 per sq. ft.
Remove and replace built-up (flat) roof $3 - $5 per sq. ft.
Add / Replace 1/2" decking (plywood) $0.75 - $1.25 per sq. ft.
Remove and replace underlayment $3 - $5 per sq. ft.
Replace / Install flashing $2 - $4 per linear ft.
Re-flash chimney or skylight $250 - $500
Add roof or soffit vent $40 - $75 per vent
Rebuild chimney above roof $100 - $200 per linear ft.
Re-point chimney $3 - $5 per sq. ft.
Install chimney rain cap $75 - $100
Install gutters and downspouts $4 - $8 per linear ft.

Interior Back to Top

Painting $400 -$800 per room
Install / repair drywall $1.25-$3 per sq. ft.
Carpet cleaning $35 - $50 per room
Install ceramic tile $14 -$18 per sq. ft.
Install vinyl tile $1 - $3 per sq. ft.
Sand and refinish hardwood floors $1.50 - $3 per sq. ft.
Buff and apply finish only $1 - $1.50 per sq. ft.
Replace door $100 - $200 each
Add / repair stair railing $15 - $50 per linear ft.
Add / replace kitchen cabinets $150 - $300 per linear ft.
Rebuild masonry fire box $500 - $1000
Repair masonry firebox $75 -$300
Repair fireplace damper $250 - $500
Clean chimney flue $80 - $150
Install battery smoke detector $40 - $75 each
Install direct wired smoke detector $150 - $275 each
Add / replace attic Insulation $1 - $1.50 per sq. ft.
Add minor attic support $250 - $500

HVAC (heating & cooling) Back to Top

Replace furnace $1200 - $2500
Replace A\C compressor (outdoor unit) $800 - $1600
Replace evaporator coil $1200 - $1700
Clean metal ductwork $250 and up
Replace ductwork $1200 - $2500
Replace thermostat $100 - $300
Service HVAC system $65 - $150

Plumbing Back to Top

Replace Water Heater $400 - $800
Replace TPR valve on water heater $75 -$125
Replace toilet $250 - $400
Replace toilet flush mechanism $20 - $150
Replace wax seal / secure toilet $100 -$200
Replace sink $150 and up
Repair / replace supply valve $25 - $70
Add whirlpool tub $1500 and up
Re-tile bathtub enclosure $800 - $1200
Replace shower stall pan $750 - $1600
Rebuild tile shower stall $800 - $2500
Snake drain / waste lines $75 - $200
High pressure clean drain / waste lines $150 - $350
Repair gas leak $75 - $150

Electrical Back to Top

Upgrade service to 100 amps $1000 - $1800
Upgrade service to 200 amps $1500 - $2000
Install breaker panel $500 - $700
Replace receptacle with GFCI $40 - $80
Add AFCI protection $75 - $150
Improve reversed polarity $15 - $35 each
Add 120 volt circuit $150 - $250
Add 240 volt circuit $250 - $350
Add conventional receptacle $75 - $150
Replace circuit breaker (20 amp or less) $50 - $100
Repair aluminum wiring $500 - $1000
Add bathroom exhaust fan $125 - $200

AppliancesBack to Top

Replace range $350 - $1500
Replace oven $600 - $1400
Replace cook top $300 - $500
Replace dishwasher $400 - $600
Replace disposal $125 - $200

MLC Company Real Estate Inspections TREC Lic. 2995 281-446-4381

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MLC Real Estate Inspections, providing the home buying consumer in the Greater Houston Area valuable information regarding Real Estate Property Condition. Inspections for both re-sale and new construction home purchases.

MLC Real Estate Inspections - Serving the Greater Houston Metropolitan area:

Aldine, Atascocita, Bacliff, Barbers Hill, Baytown, Bearcreek, Beasley, Bellaire, Brookside Village, Bunker Hill, Champions, Channelview, Clear Creek, ClearLake, Cleveland, Conroe, Crosby, Cut N Shoot, Cypress, Dayton, Decker Prairie, Deer Park, First Colony, Fondren, Friendswood, Galena Park, Galveston, Hedwig, Hempstead, Houston, Huffman, Humble, Hunters Creek, Jacinto City, Jersey Village, Katy, Kemah, Kingwood, Klien, La Porte, League City, Liberty, Magnolia, Meadows Place, Missouri City, Mont Belvieu, Montgomery, New Caney, North Forest, OakHill, Oak Ridge North, Pasadena, Pearland, Pecan Grove, Piney Point, Porter, Richmond, Roman Forest, Rosenburg, Seabrook, Shenandoah, Shore Acres, SouthHouston, Southside Place, Spring, Spring Branch, Spring Valley, Stafford, Stafford, Stagecoach, Sugarland, Taylor Lake Village, Texas City, The Woodlands, Tomball, Waller, Webster, West University Place, Willis, Woodbranch Village, Harris County, Montgomery County, Waller County, Ft Bend County, Liberty County


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