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%, and we say so
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 without your say-so.
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 | $55 | Covers the trip out and the first hour of labor. Not an add-on fee, it's the first hour of work. |
| Labor after the first hour | $55/hr | Billed in half-hour increments, so you never pay a full hour for fifteen minutes. |
| Appliance diagnostic | $85 | Credited toward the repair if you hire us to do it. Electric appliances only. |
| Parts & materials | Cost + 15% | Our actual cost plus 15% for sourcing and pickup. Receipts on request. |
| After-hours & emergency | 1.5× rate | Nights, weekends, and holidays. |
| Larger projects | Flat bid | Free written bid before work starts. The bid is the price. |
| Service | Rate | What's included |
|---|---|---|
| Standard yard | $50 | Per cut. Mow, edge, trim, and blow off the hard surfaces. No fuel surcharge. |
| Acre lots | $80 | Per cut. Same scope, bigger ground. No fuel surcharge. |
| Distance | Rate | What's included |
|---|---|---|
| Within 20 miles of Warrensburg | No charge | No trip fee at all. Most of Johnson County falls inside this. |
| Beyond 20 miles | $0.75/mile | One way, counted from Warrensburg. Quoted to you before you book, never added afterward. |
| Account customers | Waived to 30 mi | Travel is free inside 30 miles on any account. See accounts. |
Pressure washing is priced per job
Houses, commercial buildings, sidewalks, patios, driveways, and fences. There's no honest hourly number for this one, because square footage and how dirty the surface actually is decide the work. So every pressure washing job gets a free written bid before we start, and that bid is the price. Once we've run enough of them to set a rate we can stand behind, it goes on this page like everything else.
Hold an account? Labor drops to $49.50 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.
Plenty of outfits will say yes and figure it out later. We'd rather tell you up front where our line is, 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 someone else, and we'll say so on the phone rather than after we've charged you a diagnostic.
Electrical, within limits
We are not licensed electricians. Like-for-like swaps only: light fixtures, ceiling fans, switches, outlets. No panel work, no new circuits, no new wiring, no service upgrades. When a job needs a licensed electrician, we'll tell you.
No tile or carpet installation
We don't install tile or carpet. We will absolutely tear out the old tile, carpet, or flooring for you, and demolition is something we do well.
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. No argument, no invoice.
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, $27.50.
- Scope changes need your approval Work beyond what we agreed to doesn't happen until you approve it.
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.