About the Rehab Cost Estimator
This rehab cost estimator turns a walkthrough into a line-item renovation budget. Enter what the kitchen will cost, how many bathrooms need work and the cost per bathroom, flooring and paint priced per square foot of the home, big-ticket systems such as roof, HVAC, electrical and plumbing, windows, exterior and landscaping, permits and anything else. A contingency percentage is added on top for the surprises every old house hides.
It is built for house flippers, BRRRR investors and landlords preparing a rental, and for homeowners planning a whole-house refresh. The result gives the total rehab budget, the contingency amount, cost per square foot and the largest cost driver, with a pie chart and a line-item table you can hand to a lender or compare with contractor bids.
Every number is yours to change: labor and material prices vary a lot between regions and finish levels, so replace the defaults with quotes from local contractors or your own past jobs. A contingency of 10%–20% is common, and older homes, homes with unknown wiring or plumbing, or projects with structural work deserve the higher end.
With the default inputs, the total rehab budget is $77,165.00. Change any value above to recalculate instantly.
How to use the rehab cost estimator
- 1Enter the home’s living area in square feet.
- 2Price the kitchen and the number of bathrooms that need work.
- 3Set installed flooring and paint costs per square foot.
- 4Add roof, HVAC, electrical, plumbing, windows, exterior, permits and other costs.
- 5Choose a contingency and review the total, cost per square foot and largest item.
Formula and method
Each line item is either a lump sum you enter (kitchen, roof, HVAC, electrical, plumbing, exterior, other and permits) or a quantity times a unit cost: bathrooms × cost per bathroom, living area × flooring and paint cost per square foot, and windows × cost per window. The line items are added to get the subtotal.
The contingency percentage is applied to the subtotal and added on top to get the total rehab budget. Cost per square foot divides the total by the living area, which is useful for comparing projects and checking an estimate against local norms. The largest item shows which part of the job drives the budget.
- Sub
- Sum of all line items
- k
- Contingency percentage
- Total
- Sub × (1 + k)
Worked examples
Typical cosmetic-plus flip, 1,400 sq ft
A $25,000 kitchen, two $10,000 bathrooms, $8,400 of flooring, $4,200 of paint, $5,000 of electrical and plumbing, $3,000 of exterior work and $1,500 of permits add up to $67,100. A 15% contingency adds $10,065, for a total budget of $77,165, or about $55 per square foot.
Light rental turnover, 1,100 sq ft
A kitchen refresh, one bathroom update, $4,400 of flooring, $2,750 of paint and $1,500 of exterior clean-up total $20,650. With a 10% contingency the budget is $22,715, about $21 per square foot.
Full gut rehab with roof, HVAC and windows
Three $18,000 bathrooms ($54,000) and a $45,000 kitchen lead a $189,300 list of line items that also includes a new roof, HVAC, rewiring, re-plumbing and 18 windows. A 20% contingency for a gut job adds $37,860, for a total of $227,160 — about $126 per square foot.
Frequently asked questions
How do I estimate rehab costs for a flip?+
Walk the property room by room, list every repair and upgrade, and price each item with contractor quotes or your own unit costs — per bathroom, per square foot of flooring, per window. Add permits and a 10%–20% contingency, then compare the total with your ARV-based maximum offer.
How much contingency should a rehab budget include?+
Many investors use 10% for cosmetic jobs on newer homes and 15%–20% for older houses, gut renovations or anything involving structure, foundations, wiring or plumbing that cannot be fully inspected before work starts.
What is a typical rehab cost per square foot?+
It depends heavily on the region and scope. Light cosmetic work (paint, flooring, fixtures) costs far less per square foot than a full gut renovation with new systems. Track cost per square foot on your own projects to build reliable local benchmarks.
Which renovations add the most value to a flip?+
Kitchens and bathrooms usually drive buyer decisions, along with fresh paint, flooring and curb appeal. Systems such as the roof, HVAC and electrical rarely raise the price much but must be sound to pass inspection and appraisal.
Should permits be included in a rehab estimate?+
Yes. Electrical, plumbing, structural, roofing and window work often require permits, and unpermitted work can cause problems with inspections, appraisals and resale. Ask your local building department which items need a permit and what fees apply.
Results are estimates for educational purposes and are not financial advice. Rates, fees and terms vary — confirm with your lender or a licensed advisor before making decisions.