02/17/2022
Chris Flanagan
Wooden stringers that support the stairs are rotting and will need to be replaced. It requires completely dismantling the stair rail and stairs. ~7.5 hours and $75 in materials to do so for $712.50.
Ended up replacing the double rim board at the top of the stairs as it was rotted where it connected with the top of the post. It ended up adding an additional $63.75 in labor and $18.42 in materials beyond the cost to just replace the post
Real total: $974.76
Replaced rotting wood and rusting latches - powerwash lattice, removed rotting holey handrail
June 16, 2021
materials $322
labor $950
invoice 000415
Maria Ioakeim
Licensed Contractor
Owner of OikoSystems, LLC
(571)451-3792
Oikosystems@gmail.com
www.oikosystems.com
Chris Flanagan fixed our front porch and was fantastic. Would not look anywhere else.
Fix Description 01/02/2020:
Remove latticework and trim, then demo three rotted perimeter
boards on landing outside screened porch. Demo rotted 6x6
post. Run to Home Depot for replacement materials and
materials to sister three joists. Replace 6x6 post. Sand fungus
off framing materials that remain and then spray with Woodlife
Coppercoat wood preservative. Sister three joists. Install three
new perimeter boards. Screw down deck boards to new band
board.
$854.90
Rot:
quote: Moss $10K, Other vendor $4K to replace all
Quote: Chris Flanagan to repair ~$1,200
Replace the two porch post wraps using modern dimension 1x6 and 1x8 PVC boards. $1,124 if everything is straightforward. I would also check the gutter/roof intersection to see if there is any water getting in there and creating a habitat for carpenter ants.
There are several hidden factors that we won’t know until opening up the post wraps that have the potential to drive up the final cost up.
-If the interior contents of the post wraps dictate that the new wraps need to match the existing 5 3/4” and 7 3/8” dimensions, I will need to buy oversized material and mill it down to those dimensions. This would increase both time and material costs. Time would be billed at $85/hr. and materials would be at cost.
-If the structural interior of the post wraps are rotted and need to be replaced, I would need to purchase and install new structural posts. This would increase both the time and material costs.
-If it is determined that water is getting in behind the gutter and into the beam, any repairs to remedy would be billed at time and material.
Work began: Tuesday August 28, 2018
Total
$2,465
