Could you afford your next major home repair?
Most large repair bills aren't really surprises — they're things that were always going to happen, just not on a date anyone told you. Answer four quick questions to get a suggested amount to set aside each year.
Suggested annual repair reserve
$1,800 – $3,350 per year
That's roughly $150 – $280 a month set aside.
Roughly where it goes
HVAC
Servicing, repairs, and eventually a furnace, heat pump or air conditioner replacement.
$325 – $600
Roof
Repairs now, and a share of the eventual re-roof.
$275 – $500
Plumbing
Leaks, fixtures, drains and the water heater.
$225 – $425
Electrical
Fixtures, circuits, and panel or wiring work in older homes.
$175 – $325
Appliances
Repair or replacement as each one reaches the end of its life.
$225 – $400
Exterior
Siding, windows, gutters, paint, drainage, deck and fence.
$250 – $475
General maintenance
The small, constant things — plus the surprise that fits no category.
$325 – $600
You own the roof, the exterior and every system, so the whole list is yours.
These ranges are planning benchmarks drawn from published cost research and from the quotes and bills people run through What's Normal?. They get sharper as more people check their documents. They are not a contractor bid — your real price depends on materials, location, labour, complexity, access, permits and removal.
How this calculator works
If you enter a home value, the starting point is the familiar one to two percent a year. If you leave it blank, a flat baseline for your home type is used instead. That starting range is then adjusted for the age of the home and the condition of its major systems — an older home with ageing systems needs a larger reserve than a five-year-old build.
The breakdown splits the result across the categories where money actually goes. Those shares are typical proportions, not a schedule: in any given year one category will eat everything and the rest will cost nothing.
What affects what you'll really spend
Age and materials. A twenty-five-year-old roof and a twenty-five-year-old furnace are both on borrowed time, and they don't coordinate.
Climate. Freeze-thaw cycles, hail, heat, humidity and coastal salt all shorten the life of exterior components.
Maintenance history. Serviced equipment lasts longer. Deferred maintenance is the most expensive kind.
Local labour and materials. The same repair costs noticeably more in some regions than others — the hourly rate calculator shows how much that varies.
What you own. A pool, a well, a septic system, a sump pump or a large mature tree each add their own line to the list.
A simple way to use the number
Set up an automatic transfer of the monthly figure into a separate savings account and leave it alone. When something fails, you're choosing a contractor rather than choosing between a credit card and a cold house — which is also the moment you get to take your time and read the quote properly.
This is general planning information, not financial advice, and it isn't insurance. It's just arithmetic that's easier to do before the bill arrives than after.
Common questions
How much should I save for home repairs each year?
A common rule of thumb is one to two percent of your home's value per year, or a flat few thousand dollars for a typical detached house. Older homes and homes with ageing systems sit at the higher end. The point isn't the exact figure — it's having something set aside when the furnace quits in February.
Is this the same as an emergency fund?
It's a good idea to keep them separate. An emergency fund covers lost income; a repair reserve covers the house. If the same pot has to do both, a single expensive repair can wipe out your safety net.
What if I don't hit the suggested amount?
Any reserve beats none. Saving something monthly turns a five-thousand-dollar surprise from a crisis into an inconvenience, even if the balance isn't where a calculator says it should be.
Do I still need a reserve if I have home insurance or a warranty?
Yes. Insurance generally covers sudden damage, not wear and tear, and home warranties come with exclusions, caps and deductibles. Routine failure of an ageing system is usually yours to pay for.
Does this predict when something will break?
No, and nothing can. It spreads the cost of things that eventually need doing across the years so the bill doesn't land all at once.
What about condos?
Much of the exterior and roof sits with the corporation, so your own reserve is smaller — but special assessments are a real risk and worth saving toward separately.
Have an actual quote in front of you?
What's Normal? can give you a second opinion. Upload the bill, quote or estimate and get a plain-English read on what the price is made of and what stands out.
Check your quoteRelated
Cost per square foot calculator — sizing up the big-ticket projects in your reserve.
Before you pay: what to check on a large bill
Free tool by What's Normal? — free to use and free to link to.