Searches for a "property preservation price list" assume one exists. It does not. What exists is five allowable schedules — HUD, Fannie Mae, Freddie Mac, VA, and USDA — each setting the maximum its program will reimburse for a task, and each disagreeing with the others. This page puts the current per-task figures from all five on one table, read directly from the source documents, with the state grass-cut rates for the seven states where Ethreon operates. If you need the rules behind the numbers, our allowables comparison covers how each schedule is structured; if you need market rates rather than reimbursement ceilings, the cost guide covers those.
How to Read a Property Preservation Price List
Every figure below is an allowable: the most the program will reimburse a servicer for that task without prior approval. Three things follow from that. First, it is a ceiling, not a rate — a vendor working under a national field-services contract is paid what the contract says, which is usually less. Second, each program defines its units differently: HUD prices boarding per united inch, VA per opening, Freddie Mac per united inch with a separate expense limit that triggers pre-approval. Third, some caps run per occurrence, some per calendar year, and some for the life of the loan. The tables note which.
The schedules in force as of September 2026: HUD Handbook 4000.1, Appendix 7.0 (unchanged since 2019 except inspections, updated by Mortgagee Letter 2023-20); Fannie Mae Servicing Guide F-1-05 (June 11, 2025); Freddie Mac Guide Exhibit 57 (Bulletin 2025-D, September 10, 2025); VA VALERI Fee Cost Schedule (effective May 1, 2026); USDA Maximum Property Preservation Allowances (revised effective October 1, 2025).
Securing and Lock Changes
| Task | HUD | Fannie Mae | Freddie Mac | VA | USDA |
|---|---|---|---|---|---|
| Lockset, front or main door | $60 per door set | $60 each (knob or knob with deadbolt) | Up to $60 per knob lock ($200) | $230 — securing of the property, all work | $60 per door set |
| Lockset, other doors | $20 each | $60 each | Up to $60 ($200) | Included above | $20 each |
| Re-keying | $10 per keyhole | — | — | Included above | $10 per keyhole |
| Lockbox with keys | $40 one time | — | Up to $60 ($200) | Included above | $40 one time |
| Padlock and hasp | $40 each | $40 each | Up to $60 ($120) | Included above | $40 each |
| Window lock | $5 each, max $50 | $25 each (slider or window) | Up to $25 ($100) | Included above | $5 each, max $50 |
| Slider lock, anti-lift block, security bar | $25 each | $25 each | Up to $25 ($75) | Included above | $25 each |
| Security door | — | $250 per door | $600 limit | — | — |
| Emergency contact and address posting | $10 one time | $50 life of loan | — | — | $10 one time |
VA is the outlier on securing: rather than pricing each lock, the VALERI schedule pays a single $230 maximum for securing the property, uniform across states, with a separate $0 line for re-securing that must be claimed on appeal with documentation.
Boarding
| Task | HUD | Fannie Mae | Freddie Mac | VA | USDA |
|---|---|---|---|---|---|
| Plywood boarding, windows | $0.90 per UI | $0.90 per UI | Up to $1.00 per UI ($900) | $740 — 1/2" plywood, all windows | $0.90 per UI |
| Plywood boarding, doors | $0.90 per UI | $0.90 per UI | Up to $150 per door ($300) | $345 — 5/8" plywood | $0.90 per UI |
| Plywood boarding, other openings | $0.90 per UI | $0.90 per UI | — | $460 — 3/4" plywood | $0.90 per UI |
| Clear (polycarbonate) boarding | — | $185 up to 72 UI; $285 over 72 UI | Up to $2.25 per UI ($2,000) | $740 | — |
| Re-glazing | $1.50 per UI | $150 standard; $200 large ($600 life of loan) | — | — | $1.50 per UI |
Where a city bans plywood on vacant property — Ohio Revised Code 2308.031 is the standing example — the plywood line does not apply, and only Fannie Mae, Freddie Mac, and VA publish a clear-boarding figure. On a HUD or USDA property in that situation the servicer submits an over-allowable request with the ordinance attached. See our Ohio registration and securing guide.
Winterization
| Task | HUD | Fannie Mae | Freddie Mac | VA | USDA |
|---|---|---|---|---|---|
| Dry winterization, first unit | $100 | $150 (life of loan) | $120 (up to 2 per year) | $160 | $150 |
| Wet or steam winterization, first unit | $150 | $220 (life of loan) | $175 (up to 2 per year) | $230 | $220 |
| Radiant winterization, first unit | $250 | $260 (life of loan) | $250 (up to 2 per year) | $290 | $260 |
| Each additional unit | $90 wet; $125 radiant | $100 any method | Up to $50 each ($150) | $85 dry; $145 wet or radiant | $90 wet; $125 radiant |
| Re-winterization | $50 per occurrence | $50 per calendar year | $50 once per year | — | $50 per occurrence |
| RPZ backflow valve, where required by law | $150 | — | — | $220 | $150 |
| Pool, spa, or hot tub winterization | $200 per property per 12 months | — | — | $460 | $200 per property per 12 months |
Required winterization windows are the same under HUD and USDA: September 1 through April 30 in Ohio and Pennsylvania; October 1 through March 31 in Texas, Louisiana, Alabama, Arkansas, and Oklahoma. Our Southern freeze guide covers why the October 1 window matters in states that rarely see hard freezes.
Grass Cuts by State
HUD is the only program that prices grass by state. Fannie Mae, Freddie Mac, VA, and USDA each use one national figure by lot size. The table gives the initial cut and re-cut for a lot up to 10,000 square feet in each of Ethreon's seven states, then the national figures beside it.
| State | HUD initial cut, ≤10,000 sq ft | HUD initial cut, 10,001–20,000 sq ft | HUD re-cut, ≤10,000 sq ft | HUD re-cut, 10,001–20,000 sq ft |
|---|---|---|---|---|
| Alabama | $70 | $90 | $65 | $85 |
| Arkansas | $70 | $90 | $65 | $85 |
| Louisiana | $85 | $105 | $80 | $100 |
| Ohio | $85 | $105 | $80 | $100 |
| Oklahoma | $85 | $105 | $80 | $100 |
| Pennsylvania | $95 | $115 | $90 | $110 |
| Texas | $85 | $105 | $80 | $100 |
| Lot size | Fannie Mae initial / re-cut | Freddie Mac initial / semi-monthly | VA initial / re-cut | USDA initial / re-cut |
|---|---|---|---|---|
| Up to 5,000 sq ft | $125 / $80 | Up to $150 / up to $90 | $115 / $90 | $125 / $80 |
| 5,001–10,000 sq ft | $125 / $80 | Up to $150 / up to $90 | $145 / $100 | $125 / $80 |
| 10,001–15,000 sq ft | $175 / $100 | Up to $175 / up to $150 | $175 / $125 | $175 / $100 |
| 15,001–25,000 sq ft | $200 / $125 | Up to $175 / up to $150 | $175 / $125 | $200 / $125 |
| 25,001–35,000 sq ft | $225 / $150 | Up to $175 / up to $150 | $175 / $125 | $225 / $150 |
| 35,001–43,560 sq ft | $250 / $175 | Up to $175 / up to $150 | $175 / $125 | $250 / $175 |
The spread is widest in Alabama and Arkansas, where a HUD initial cut pays $70 against $125 under Fannie Mae and USDA and $115–$145 under VA for the same lot. That gap, not local labor cost, is why vendor coverage on FHA volume thins out in those two states. The grass cut schedule guide covers frequency and season by region.
Debris Removal, Cleanouts, and Cleaning
| Task | HUD | Fannie Mae | Freddie Mac | VA | USDA |
|---|---|---|---|---|---|
| Debris removal, per cubic yard | $50 per CY | $50 per CY raw garbage and perishables | Up to $40 per CY | $60 per CY | $50 per CY |
| Move personal property, per cubic yard | — | $20 per CY | Up to $20 per CY | — | — |
| Debris removal cap | $1,250 per property | 10 CY combined, life of loan | $1,000 expense limit | $690 (1 unit) to $1,210 (4 units) | $1,250 per property |
| Broom-swept cleaning | $50 | — | — | — | $50 |
| Refrigerator or freezer cleaning | $50 | $100 each | Up to $125 each ($225) | — | $100 |
| Toilet cleaning | $50 | $75 each ($375 life of loan) | Up to $75 each ($225) | — | $75 |
| Dead animal removal | $50 per occurrence | $75 life of loan | $75 | — | $75 per occurrence |
| Vehicle or boat removal | $210 per vehicle | — | — | $245 | $210 per vehicle |
| Personal property storage and disposition | $300 per property | — | — | — | $300 per property |
Fannie Mae's 10-cubic-yard lifetime cap is the number most often missed. A full trash-out on a hoarded property runs well past 10 cubic yards; on a Fannie Mae loan everything above that needs a bid and approval before the truck arrives.
Inspections
| Task | HUD | Freddie Mac | VA | USDA |
|---|---|---|---|---|
| Occupancy inspection (initial or follow-up) | $30; $20 each additional unit | $30 exterior | $30 | $30; $20 each additional unit |
| First-time vacant property inspection | $45; $30 each additional unit | $45 interior | $30 | $45; $30 each additional unit |
| Follow-up vacant inspection | $45; $30 each additional unit | $30 exterior | $30 | $45; $30 each additional unit |
| Ordinance-required weekly or biweekly inspection | — | $30 | — | — |
| Photographs | $30 per property | — | — | $30 per property |
HUD's inspection fees are the one part of its schedule that has moved: Mortgagee Letter 2023-20 raised the occupancy check from $20 to $30 and the first-time vacant inspection from $35 to $45. The PDF edition of Handbook 4000.1 still prints the old figures; the Mortgagee Letter controls.
Roof, Water, Mold, and Pests
| Task | HUD | Fannie Mae | Freddie Mac | VA | USDA |
|---|---|---|---|---|---|
| Temporary roof repair or tarp | $600 per property | $1,000 life of loan | Up to $2 per sq ft ($1,150) | $600 | $1,000 per property |
| Permanent roof patch or repair | $1,000 per property | $1,250 life of loan | Up to $2 per sq ft ($1,150) | — | $1,250 per property |
| Gutter cleaning and repair | $1 per LF, max $100 | $100 clean; $300 repair (per year) | $700 limit | — | $1 per LF, max $100 |
| Basement water pumping | $500 per property | $500 life of loan | $600 emergency repairs limit | $1,725 | $500 per property |
| Sump pump replacement | $300 per property | $300 life of loan | $550 limit (sump or HVAC) | $460 | $300 per property |
| Sump pump repair | $50 | — | $550 limit | $60 | $50 |
| Dehumidifier | $250 each | $30 per product; $360 per year (moisture control) | $600 limit | — | $250 each |
| Mold treatment | $300 per property | $400 life of loan (discoloration) | Up to $0.75 per sq ft ($500) | — | $400 per property |
| Professional extermination | $300 with payment evidence | $100 per year | $500 licensed; $180 non-licensed | — | $300 with payment evidence |
| Over-the-counter pest products | $30 each; $90 per 12 months | — | — | — | $30 each; $100 per 12 months |
Pools, Snow, Utilities, and Other Lines
| Task | HUD | Fannie Mae | Freddie Mac | VA | USDA |
|---|---|---|---|---|---|
| In-ground pool securing, including cover | $1,250 all work | $1,200 pool cover, life of loan | Up to $2.05 per sq ft ($1,600) | $1,210 | $1,250 all work |
| Above-ground pool securing | $500 all work | — | Up to $2.05 per sq ft ($400) | $460 | $500 all work |
| Pool draining | $300 per property | — | $450 limit | — | $300 per property |
| Spa or hot tub securing | $50 | — | $50 limit | $60 | $50 |
| Pool maintenance | $100 monthly | — | — | $115 | $100 monthly |
| Snow and ice removal | $75 per occurrence | $100 per clearing; $1,000 per year | $275 per year limit | $70 | $100 per occurrence |
| Tree trimming | $250 per 12 months | $500 per year (trees, shrubs, vines) | $1,000 limit | — | $500 per 12 months |
| Shrub trimming | $200 per 12 months | Included above | $800 limit | $50 | $500 per 12 months (shrubs and vines) |
| Utility shut-off or transfer | Actual cost | $100 per utility | $75 limit | — | Actual cost |
| Water, sewer, or gas line capping | $15 each; max $90 | $25 each | Up to $50 per cap ($150) | — | $25 each; max $90 |
| Wire capping | $1 each; max $25 | $1 each | Up to $2 per wire ($50) | — | $1 each; max $25 |
| Chimney cap | $100 each | $250 per cap, 2 per unit | Up to $250 per cap ($500) | — | $250 each |
| Fence repair | $300 all work | $300 life of loan | $500 limit | — | $300 all work |
| Police or fire report | $20 each | $50 life of loan | $20 | — | $50 each |
| Vacant property registration | Actual cost with documentation | Actual cost per local requirement | — | — | Actual cost with documentation |
| Maximum property preservation allowance | $5,000 | No single cap | No single cap; per-item expense limits | No single cap | $5,000 |
HUD's $5,000 cap excludes debris removal, grass cutting, boarding, inspections, pool securing, sump pumps, demolition, registration fees, and utilities, so most of the routine work on a property sits outside it. Registration is reimbursed at actual cost under HUD, Fannie Mae, and USDA — relevant in Texas, Ohio, and Philadelphia, where the fees are set by city ordinance.
What Changed for 2026
- VA — new VALERI Fee Cost Schedule effective May 1, 2026. Preservation amounts are uniform nationwide: $160/$230/$290 for dry/wet/radiant winterization, $115–$175 for an initial cut, $230 for securing, $60 per cubic yard of debris.
- USDA — allowances revised effective October 1, 2025. Winterization ($150/$220/$260), grass ($125 initial, $80 re-cut on a small lot), roof tarp ($1,000), and inspections ($30/$45) now match or exceed Fannie Mae's figures; the $5,000 maximum and $0.90 per UI boarding rate carry over from the HUD structure.
- Fannie Mae — Servicing Guide F-1-05 updated June 11, 2025.
- Freddie Mac — Exhibit 57 last amended by Bulletin 2025-D, September 10, 2025.
- HUD — no change. Winterization, boarding, debris, roof, and grass figures are the same ones published in 2019. Only the inspection fees moved, in 2023.
This is why searches for a 2020, 2021, or 2022 price list still return usable results for HUD and obsolete ones for everyone else. If a matrix you are holding shows Fannie Mae dry winterization below $150 or a USDA grass cut below $125, it predates the current schedules.
What This Price List Does Not Tell You
It does not tell you what a vendor is paid. The allowable is what the program reimburses the servicer; the servicer or the national field-services company it uses sets vendor rates by contract, and those are typically lower. It does not tell you what a task costs at market on a non-agency property — a landlord's turnover or a commercial owner's vacancy is priced by bid, and our cost guide and maintenance estimator cover those ranges. And it does not authorize a method: where a local ordinance requires more than the schedule contemplates, the ordinance controls and the servicer files an over-allowable request. Bids above the allowable are covered in our bid guide.
Ethreon prices preservation work against the schedule that applies to the loan and documents every task to the standard that protects the claim. If you hold FHA, GSE, VA, or USDA volume in Texas, Louisiana, Alabama, Arkansas, Oklahoma, Ohio, or Pennsylvania, request coverage and we will scope it.
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Frequently Asked Questions
1Is there a national property preservation price list?
No. Each investor or agency publishes its own schedule of maximum reimbursable amounts, called allowables. The five that drive most preservation volume are HUD (FHA), Fannie Mae, Freddie Mac, VA, and USDA. A vendor's actual pay rate is set by contract with the client and is often below the published allowable.
2What is the HUD property preservation price list?
HUD's price list is Appendix 7.0 of Handbook 4000.1, Property Preservation Allowances and Schedules. It sets a $5,000 maximum preservation allowance per property, per-task maximums such as $100 for dry winterization and $0.90 per united inch for boarding, and a state-by-state grass cut table. Inspection fees were raised by Mortgagee Letter 2023-20; the other figures have not changed since 2019.
3How much does HUD pay for a grass cut?
It depends on the state and lot size. For a lot up to 10,000 square feet, HUD's initial cut pays $70 in Alabama and Arkansas, $85 in Texas, Louisiana, Ohio, and Oklahoma, and $95 in Pennsylvania. Re-cuts pay $5 less in each state. Fannie Mae and USDA pay $125 for the same initial cut in every state.
4What is the REO preservation price list?
REO work is reimbursed under whichever program holds the loan, so the REO price list is the same allowable schedule that applied before conveyance — HUD's Appendix 7.0 for FHA-insured loans, Fannie Mae Servicing Guide F-1-05 for Fannie loans, Freddie Mac Exhibit 57 for Freddie loans, and so on. Servicers and asset managers may set their own vendor rates within those ceilings.
5Why do property preservation price lists from 2020, 2021, and 2022 still circulate?
HUD's preservation amounts have been unchanged since 2019, so a 2020 or 2022 copy of the HUD schedule still shows the same dollar figures for winterization, boarding, debris, and grass — only the inspection fees differ. The other four programs have all revised their schedules since 2025, so older copies of those are obsolete.
6What changed in property preservation pricing for 2026?
VA issued a new VALERI Fee Cost Schedule effective May 1, 2026. USDA revised its allowances effective October 1, 2025, bringing its winterization and grass figures in line with Fannie Mae's. Fannie Mae updated F-1-05 on June 11, 2025, and Freddie Mac's Exhibit 57 was last amended by Bulletin 2025-D in September 2025. HUD's schedule is unchanged apart from the 2023 inspection fee update.
7How much do property preservation companies actually charge?
Vendor pricing is negotiated per client and usually sits below the allowable, because the servicer or national field-services company that holds the contract retains a margin. For per-task market ranges rather than reimbursement ceilings, see our property preservation cost guide.