Pricing
You should know what you're paying and what you're paying for. Every rate we charge is published on this page. No fuel surcharges, no mystery line items, no "shop supplies" charge you can't explain.
Four rules we don't break.
The rate is the rate
What's posted on this page is what you pay. It doesn't change because of the neighborhood, the day of the week, or how the job looks when we pull up.
No fuel surcharges
We don't tack a fuel percentage onto your bill. Travel is a flat, published mileage rate past 20 miles, and you hear that number before you book.
Parts marked up 15%, in writing
Parts and materials bill at our cost plus 15%. That covers sourcing and hauling them to you. Ask for the receipt any time and you'll get it.
You approve changes first
If we open something up and the job is bigger than expected, we stop and call you. Nothing beyond the agreed scope happens before you've said go.
What things cost.
Rates effective August 2026. Larger projects get a free written flat bid before any work starts.
| Service | Rate | What's included |
|---|---|---|
| Service call | $70 | Covers the trip out and the first hour of labor. |
| Labor after the first hour | $70/hr | Billed in half-hour increments. |
| Appliance diagnostic | $100 | Credited toward the repair if you hire us to do it. Electric appliances only, water heaters included. |
| Parts & materials | Cost + 15% | Our actual cost plus 15% for sourcing and pickup. Receipts on request. Appliance parts are paid up front, and special orders aren't returnable. Supply your own materials and we'll install them at our standard rate, but we can't warrant them. |
| After-hours & emergency | 1.5× rate | Nights, weekends, and holidays. |
| Larger projects | Flat bid | Free written bid before work starts, and the bid is fixed. Interior painting is always bid, never hourly. |
| Service | Rate | What's included |
|---|---|---|
| Standard yard | $45 | Per cut. Mow, edge, trim, and blow off the hard surfaces. No fuel surcharge. |
| Acre lots | $75 | Per cut. No fuel surcharge. |
| Season | Ends in October | Mowing runs through October unless you ask us to keep going. We tell you which cut is your last one for the season, weather depending. |
| Distance | Rate | What's included |
|---|---|---|
| Within 20 miles of Warrensburg | No charge | No trip fee. Most of Johnson County is inside this. |
| Beyond 20 miles | $0.75/mile | One way, counted from Warrensburg. Quoted before you book. |
| Account customers | Waived to 30 mi | Travel is free inside 30 miles on any account. See accounts. |
| Service | Rate | What's included |
|---|---|---|
| Driveway, standard | $99 | Flat rate. Driveway, sidewalks, and concrete flatwork. |
| Patio | $59 | Flat rate. Patio surface only. |
| Deck | $149 | Flat rate. Wood needs lower pressure and more care than concrete. |
| Fences | By length | Quoted by the foot before work starts. |
Bundle the wash with the work
If we're already on site for a repair or a make-ready, pressure washing bundles in at a better number than booking it on its own. Ask when you request the quote and we'll price the whole visit together.
Hold an account? Labor drops to $63 an hour.
Account customers pay 10% below the standard labor rate, get travel waived out to 30 miles, jump the scheduling queue, and submit work orders through the client portal instead of playing phone tag. See how accounts work.
Work we don't take.
Every trade has a boundary. Ours is written down, so you're not paying us to learn on your house.
Electric appliances only
We do not repair gas appliances. If your unit runs on gas you need a different trade, and that conversation happens on the phone, not after a diagnostic.
Electrical, within limits
We are not licensed electricians. Light fixtures and ceiling fans swapped where one already hangs, and cover plates. No receptacles or switches, no panel work, no new circuits, no new wiring, no service upgrades, and no new fixture locations where there wasn't one before. When a job needs a licensed electrician, we'll tell you instead of trying it.
Off the list
Roofs and gutters, trees, garage doors, fireplaces, and installing tile or carpet. Tearing the old flooring out is still a yes. Yard work stops at mowing, edging, and hedge trimming.
If our work fails, we come back.
90-day workmanship guarantee
If our workmanship fails within 90 days, we return and fix it at no labor charge.
This covers our workmanship. Parts carry whatever warranty the manufacturer gives them. It doesn't cover normal wear, misuse, or damage caused by someone else.
How we handle the business end.
- Payment is due on completion Unless you hold an account with written terms that say otherwise.
- Past-due balances pause service An account with a past-due balance can't be scheduled until the balance is current.
- Cancel free with 24 hours notice Less than 24 hours notice carries a fee of half the service call rate, $35.
- Scope changes need your approval Work beyond what we agreed to doesn't happen until you approve it.
- Large flat bids may take a deposit Bids over $1,000 may require up to 50% before we schedule the work.
- Late balances carry interest 1.5% per month on anything more than 30 days past due, and a $25 fee on a returned check.
- Rate changes come with notice At least 30 days. The rates in effect when you approve a job are the rates for that job.
- Tell us within 10 days If something isn't right, put it in writing within 10 days of completion and give us access to fix it. We respond within two business days.
From your request to your invoice.
- You send the requestFill out the form. Photos help us quote it right the first time.
- We quote itA real number, based on the rates on this page. Bigger jobs get a written flat bid.
- We do the workIf anything changes, you hear about it before we continue.
- You get one clear invoiceLabor and parts, itemized. Nothing on it you can't account for.