How Much to Budget for Maintenance on Older Homes in San Mateo County | 2025 Cost Guide

How Much Should You Budget for Maintenance on Older Homes in San Mateo County?

Owning a home in San Mateo County is a rewarding investment, but for properties built before 1980—which make up nearly 60% of the county’s housing stock—understanding maintenance costs is essential. While historic charm and architectural character are selling points, older homes often come with upkeep requirements that buyers should anticipate. Here’s what to budget for key maintenance areas.

Annual Maintenance Costs

A good rule of thumb is to allocate 1% to 3% of the home’s value annually for general maintenance. For a $1.5 million home, that equates to $15,000 to $45,000 per year, depending on factors such as property size, age, and previous renovations. Typical upkeep includes landscaping, HVAC servicing, plumbing maintenance, and exterior paint.

Foundation Repairs

Older homes may experience foundation settling, leading to necessary reinforcements. Minor repairs can range from $5,000 to $15,000, while more extensive work, such as underpinning or pier installation, can escalate to $30,000 to $50,000. Homes in hillside areas or those with past seismic activity should be inspected for potential structural reinforcements.

Asbestos Abatement

For homes built before the 1980s, asbestos may be present in insulation, floor tiles, or ceiling textures. If testing confirms its presence, removal can range from $5,000 to $20,000, depending on the extent of contamination and disposal requirements.

Roofing

The lifespan of a roof varies by material, but for older homes, replacement or repairs should be factored in. A minor repair could cost $1,500 to $5,000, while a full replacement—depending on size and materials—can range from $15,000 to $50,000.

Plumbing & Electrical Updates

Outdated plumbing and electrical systems may require modernization for both safety and efficiency. Repiping an older home could cost between $10,000 and $25,000, while electrical updates, including panel replacements or rewiring, may range from $5,000 to $20,000.

Window & Insulation Upgrades

Energy efficiency improvements are often necessary in older properties. Replacing single-pane windows with modern, insulated options can range from $10,000 to $30,000 for an entire home. Insulation upgrades, particularly for attic and wall spaces, typically cost $3,000 to $10,000.

Smart Budgeting for Long-Term Value

Older homes in San Mateo County hold timeless appeal, but a well-planned maintenance budget is key to preserving their integrity and enhancing long-term value. By anticipating these costs and addressing essential updates proactively, homeowners can ensure their property remains both functional and beautiful for years to come.