Flat-rate price book builder

Pick your trade, set your labor rate and your markup on materials, and get a priced list of the tasks you do most, each set against the going price from sourced cost guides. Download it as a CSV for your price list. No email, no sign-up.

6 trades30 to 40 tasks each

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Your pressure washing and exterior cleaning price book

40 tasks

Starting from the typical price in the US average, at $82 an hour and 0% on materials.

40Inside the going range

0Above it

0Below it

Put your prices in Koira, freeThe CSV opens in Google Sheets and Excel. Nothing you type here leaves this page. In a free Koira account, your price list is what instant quotes and estimates price from.

Your price book

Task	Per	Your price	Going range	Labor hours
House wash, vinyl siding	sq ft	$0.32	$0.20 to $0.45	0
House wash, brick	sq ft	$0.32	$0.21 to $0.43	0
House wash, stucco	sq ft	$0.35	$0.22 to $0.48	0
House wash, wood siding	sq ft	$0.35	$0.20 to $0.50	0
Driveway or concrete	sq ft	$0.32	$0.30 to $0.40	0
Wood deck	sq ft	$0.38	$0.30 to $0.45	0
Fence, per side	sq ft	$0.35	$0.30 to $0.40	0
Roof soft wash	sq ft	$0.75	$0.50 to $1.00	0
Gutter face cleaning	ft	$1.00	$0.50 to $1.50	0
Window, inside and out	window	$12	$8.00 to $16	0.1
Window pane	pane	$6.00	$4.00 to $8.00	0.1
Third floor and up, extra	window	$4.00	$3.00 to $5.00	0
Screen cleaning	screen	$3.12	$1.25 to $5.00	0
Tracks and sills	window	$1.88	$1.00 to $3.00	0
Skylight	each	$18	$12 to $25	0.2
Hard water stain removal	window	$20	$18 to $25	0.2
Storefront window, commercial	window	$13	$7.00 to $18	0.1
Window cleaning job minimum	job	$106	$88 to $125	1.2
Gutter cleaning, one story	ft	$1.10	$0.83 to $1.38	0
Gutter cleaning, two stories	ft	$1.71	$1.25 to $2.18	0
Gutter cleaning, three stories	ft	$2.30	$1.88 to $2.73	0
Gutter cleaning job minimum	job	$95	$70 to $119	0.9
Unclog downspouts	job	$75	$50 to $100	0.7
Minor gutter repair	job	$175	$100 to $250	1.7
Roof cleaning, same visit	job	$425	$250 to $600	4.1
Dryer vent cleaning, ground floor	vent	$126	$90 to $163	1.3
Dryer vent cleaning, second floor	vent	$155	$118 to $193	1.6
Dryer vent cleaning, roof	vent	$225	$150 to $300	2.3
Dryer vent run past the first 15 ft	ft	$8.50	$6.00 to $11	0.1
Heavy lint buildup, extra	vent	$185	$120 to $250	1.9
Bird or animal nest removal	vent	$275	$150 to $400	2.8
Dryer vent inspection only	visit	$45	$30 to $60	0.5
Bird guard installed	each	$65	$30 to $100	0.7
Reroute or new vent run	job	$350	$200 to $500	3.5
Holiday lights, installed with lights	ft	$3.75	$2.50 to $5.00	0
Holiday lights, labor only	ft	$2.50	$1.50 to $3.50	0
Holiday lights takedown	ft	$0.57	$0.50 to $0.65	0
Wrap a small tree	tree	$100	$75 to $125	0.9
Wrap a medium tree	tree	$188	$125 to $250	1.6
Outdoor timer	each	$26	$11 to $40	0.2

Each going range is the low and high from the calculator the task comes from. Your price = the labor part × your rate against the going rate + the materials part × (1 + your markup). Labor hours are the labor in the going price divided by the going hourly rate. The CSV links every task to its calculator, where the guides and the dates we checked them are listed.

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Key takeaways

A flat-rate price book lists a set price for each common task, so you quote fast and the same way every time.
Each price here starts from the low, typical or high price in sourced cost guides, then moves with your labor rate and your markup on materials.
Check each price against your own time on the job; the guide price is a starting point, not your cost.

What a flat-rate price book is

A flat-rate price book is a list of the tasks you do, each with a set price the customer sees before you start: replace a faucet, clean a dryer vent, patch a hole, mow a quarter acre. Instead of the clock, the customer pays for the result. You quote in seconds, two techs price the same job the same way, and every hour you save on a job you know well is yours.

Big service companies buy price books by subscription. This builder gives you a working first draft for free, from the same cost guides our free calculators use.

How each price is worked out

Every task starts from a low, typical and high price that one of our sourced calculators gives for it, and the share of that price that is labor, from the same calculator. Then:

Labor part = the price × the labor share × your labor rate ÷ the going rate.
Materials part = the price × the rest × (1 + your markup).
Your price = labor part + materials part, rounded to the dollar.

The guides' materials share is treated as your materials cost, so a 0% markup and your rate equal to the going rate give back the guide price. For pressure washing and exterior cleaning, and for plumbing, our calculators give a sourced going hourly rate, so you type your own rate in dollars and the book also shows the labor hours in each going price. For the other trades, say how your rate compares with what others charge near you, in percent. Add a ZIP and the labor part is scaled to your state's wages, as on our cost calculators.

ExampleA sump pump install with a typical price of $1,550 and a 60% labor share has $930 of labor and $620 of materials in it. At a 25% markup and your rate at the going rate, your price is $930 + $620 × 1.25 = $1,705.

Trades and tasks

The builder covers pressure washing and exterior cleaning (40 tasks), lawn care and landscaping (33 tasks), plumbing and drains (30 tasks), roofing, gutters, siding and insulation (34 tasks), painting, drywall and floors (32 tasks), hvac and duct cleaning (30 tasks). Every task links back to the calculator its price comes from in the CSV, and each calculator lists its guides and the date we checked them.

Turning the list into your price book

Download the CSV and open it in Google Sheets or Excel.
Delete the tasks you do not do and add any you do often.
Time yourself on the next few of each task, and adjust the price where your hours differ from the going price.
Round to prices that read well to a customer.
Review the book every year, or when material costs move.

Your price list belongs where you quote from. In Koira, instant quotes answer customers from your own price list, and estimates pull their lines from it. Start a free Koira account to set it up.

Check your book against the market

Already have prices? Our free price check puts what you charge next to the low, typical and high for your trade and state. The labor rate calculator works out the hourly rate to use here, and the markup calculator explains markup against margin.

Last checked October 9, 2026.

FAQ

What is a flat-rate price book?

A list of common tasks with a set price for each, so you quote the result rather than the hours. Service trades use them to quote fast and price consistently across techs.

How do I set flat-rate prices?

Start from the typical hours for the task at your billable labor rate, add materials at your markup, and check the result against what the market pays. This builder starts from sourced market prices and moves them with your rate and markup.

Is flat rate better than charging by the hour?

For work you know well, flat rate rewards efficiency and gives the customer certainty. For unknown work, time and materials protects you. Our guide to flat rate vs time and materials covers the choice.

Where do the task prices come from?

From our free cost calculators, each built on public cost guides checked against the guides' own pages, with the low, typical and high ranges they give and the share that is labor.

Can I load the price book into Koira?

Download the CSV, then start a free Koira account and add your prices to your price list. Koira's instant quotes and estimates price from that list.

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