Repair estimates decide whether a flip makes money and whether a wholesale deal sells. They are also where new investors go wrong most often: forum discussions in 2025–26 describe beginners coming in 20–40% low, and buyers walking away when they see the house. Here is a simple, room-by-room way to estimate rehab costs.
01Start with the scope, not a price per square foot
A price per square foot is a sanity check, not an estimate. Walk the house and write down what each room needs. Experienced flippers price the kitchen, bathrooms and big systems separately and only then compare the total per square foot.
02Light, medium or heavy?
- Light (cosmetic): paint, flooring, fixtures, small repairs. Roughly $15–40 per square foot.
- Medium: a new kitchen and bathrooms plus system touch-ups. Roughly $40–100 per square foot.
- Heavy (full gut): everything, often including the roof, HVAC, electrical and plumbing. Roughly $100–200 per square foot.
032026 costs for the big items
- Kitchen: about $6,000 for a cosmetic refresh, $25,000–55,000 for a full remodel.
- Bathroom: about $2,500 cosmetic, $12,000–25,000 full.
- Roof replacement: about $8,000–18,000 for an average house.
- HVAC replacement: about $5,000–14,000.
- Flooring (installed vinyl plank): about $4–8 per square foot.
- Interior paint with patching: about $2.50–4 per square foot.
These are national ranges from 2026 cost guides; your city may be higher or lower.
04Don't forget the hidden costs
- Permits, dumpsters and final cleaning.
- Exterior paint, siding and landscaping for curb appeal.
- Windows and doors on older houses.
- Electrical and plumbing behind the walls.
05Always add a contingency
Add 10% on a light rehab of a newer house and 15% or more on older houses or heavy work. The surprises are always behind walls and under floors.
06A worked example
A 1,400 sq ft house, medium rehab: kitchen $18,000, two bathrooms at $9,000, flooring $8,400, paint $4,200, electrical and plumbing $5,000, windows $3,000, exterior $4,000, permits $2,500. Subtotal $63,100, plus 12% contingency = about $70,700, or $50 per square foot: a medium rehab. The rehab cost estimator does this in seconds.
07Check it before you commit
- Have a contractor walk the house before your option period ends.
- If the contractor's number is higher, trust the contractor and re-run your offer.
- Use the total in the MAO and fix and flip calculators.
Estimate your next house with the free rehab cost estimator: light, medium and heavy presets, every line editable, and the total ready to drop into your offer.
