How much does it cost to rehab a house for flipping?

A cosmetic rehab typically costs $15,000-$35,000, a standard rehab costs $35,000-$75,000, and a full gut renovation costs $75,000-$150,000+. The actual cost depends on the property size, condition, location, and scope of work.

What is the average rehab cost per square foot?

In 2026, rehab costs average $10-25 per square foot for cosmetic work (paint, flooring, fixtures), $25-50 per square foot for standard renovations (new kitchen, bathrooms, flooring), and $50-100+ per square foot for full gut renovations with structural changes.

How do you estimate rehab costs for a house flip?

The most accurate method is the room-by-room approach: walk the property, list every repair needed in each room, categorize each as cosmetic/standard/full, apply local cost ranges, and add a 10-15% contingency buffer. Always get 2-3 contractor bids to validate your estimate.

How to Estimate Rehab Costs for a House Flip (2026 Guide) | FlipLogic

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The Three Rehab Levels

Every renovation falls into one of three categories. Knowing which level your property needs determines your budget range:

Level 1: Cosmetic Rehab ($10-25/sqft)

The property is structurally sound but looks dated. Work includes:

Interior and exterior paint
New light fixtures and hardware
Resurfacing or painting cabinets
New carpet or refinished hardwood
Minor landscaping and curb appeal

Total cost: $15,000-$35,000 for a typical 1,500 sqft home

Level 2: Standard Rehab ($25-50/sqft)

The property needs real updates to compete with comparable homes:

New kitchen (countertops, cabinets, appliances, backsplash)
Updated bathrooms (vanity, tile, fixtures, toilet)
New flooring throughout (LVP, tile, or hardwood)
Updated electrical fixtures and some panel upgrades
Roof repairs or partial replacement
HVAC service or replacement

Total cost: $35,000-$75,000 for a typical 1,500 sqft home

Level 3: Full Gut Renovation ($50-100+/sqft)

Down to the studs. Everything gets replaced:

Complete kitchen and bathroom demo + rebuild
New plumbing runs
Rewired electrical
New HVAC system
Structural repairs (foundation, framing)
Layout changes (moving walls, adding rooms)
New roof, windows, siding

Total cost: $75,000-$150,000+ for a typical 1,500 sqft home

Room-by-Room Cost Breakdown (2026)

Here are current market rates for the most common renovation items:

Kitchen

Item	Budget	Mid-Range	High-End
Cabinets	$2,000-4,000	$5,000-10,000	$12,000-25,000
Countertops	$1,000-2,000	$3,000-5,000	$6,000-12,000
Appliance package	$1,500-2,500	$3,000-5,000	$6,000-12,000
Backsplash	$300-800	$1,000-2,000	$2,500-5,000
Sink + faucet	$200-500	$500-1,200	$1,500-3,000
Kitchen Total	$5,000-10,000	$12,500-23,000	$28,000-57,000

Bathroom

Item	Budget	Mid-Range	High-End
Vanity + mirror	$300-800	$1,000-2,500	$3,000-6,000
Tile (floor + shower)	$800-2,000	$2,500-5,000	$5,000-10,000
Toilet	$150-300	$300-600	$600-1,500
Tub/shower	$400-1,000	$1,500-3,000	$3,500-8,000
Bathroom Total	$1,500-4,000	$5,000-11,000	$12,000-25,000

Major Systems

System	Repair	Replace
Roof	$2,000-5,000	$8,000-20,000
HVAC	$500-2,000	$6,000-15,000
Electrical Panel	$500-1,500	$2,000-5,000
Plumbing (re-pipe)	$500-2,000	$4,000-10,000
Foundation	$2,000-5,000	$10,000-30,000
Water Heater	$200-500	$1,000-3,000

The House Rehab Checklist

Walk the property with this checklist. For each item, note whether it needs no work, cosmetic work, or replacement:

Exterior

☐ Roof condition
☐ Gutters & downspouts
☐ Siding / exterior paint
☐ Windows & screens
☐ Front door & entry
☐ Driveway & walkway
☐ Landscaping
☐ Fence / deck / patio

Interior

☐ Flooring (every room)
☐ Paint (walls + trim)
☐ Kitchen (see table above)
☐ Bathrooms (see table above)
☐ Light fixtures & switches
☐ Doors & hardware
☐ Closets & storage
☐ Garage door & opener

Systems

☐ HVAC (age & condition)
☐ Electrical panel (amps)
☐ Plumbing (material & leaks)
☐ Water heater (age)
☐ Foundation (cracks?)
☐ Attic (insulation, leaks)

Don't Forget

☐ Permits needed?
☐ HOA restrictions?
☐ Termite / pest issues?
☐ Asbestos / lead paint?
☐ Septic vs. sewer?
☐ Dumpster / debris removal

The Contingency Rule

Always add 10-15% contingency to your total rehab estimate. On your first few flips, use 15%. Once you have 5+ flips under your belt, you can drop to 10%.

Things that trigger contingency spending:

Hidden water damage behind walls
Termite damage discovered during demo
Electrical or plumbing not up to code
Material price increases during the project
Permit delays and related costs

Pro Tip: Get contractor bids BEFORE you close on the property. Walk the house with your contractor, create a detailed scope of work, and lock in pricing. Don't rely on your own estimate alone — validate with at least 2 professional bids.

Rehab Cost FAQ

How much does it cost to rehab a house?

Cosmetic rehabs cost $15,000-$35,000. Standard rehabs cost $35,000-$75,000. Full gut renovations cost $75,000-$150,000+. Your cost depends on property size, condition, and local labor rates.

What is the average cost per square foot to rehab?

In 2026: cosmetic = $10-25/sqft, standard = $25-50/sqft, full gut = $50-100+/sqft. These ranges vary significantly by market — labor in NYC or LA costs 2-3x more than in the Midwest.

Should I use a spreadsheet or software?

Spreadsheets work for your first flip, but they're error-prone and hard to update. A dedicated rehab estimator tool gives you room-by-room breakdowns, automatic contingency, and the ability to export your budget for lenders.

Estimate Your Next Rehab

Use our free rehab cost estimator to build a detailed room-by-room budget in minutes. Choose cosmetic, standard, or full gut for each room. Then run the full deal through our deal calculator to see your projected profit. Try FlipLogic free.

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