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Rehab Cost Estimator

Set the scope of work for each category to get a planning range with contingency. Not a substitute for contractor bids on heavy rehab.

Rehab Estimator

Set scope level per category for a pre-offer cost range

Used to scale flooring, paint, and roof estimates

sqft

Scope levels for flooring, paint, and roof auto-scale with sqft. All other categories use flat ranges.

Select scope per category. Hover or tap a button to see the dollar range. Italicized note describes what the scope covers.

Flooring/sqft
Interior paint/sqft
Exterior paint / siding/sqft
Roof/sqft
HVAC
Plumbing
Electrical
Kitchen
Bathrooms
Windows & doors
Foundation / structural
Landscaping / grading
Misc / cleanup

Estimate

%

10–20% is typical. Older homes or heavy rehab → use 20%.

Base estimate range
$0 – $0
Midpoint: $0
With 15% contingency
$0 – $0
Use this in your offer underwriting
Categories selected:0 of 13
Property size:1,400 sqft

Planning ranges only. Flooring, paint, and roof scale with sqft. All other categories use Charlotte 2026 market ranges. Always get 2–3 contractor bids before committing on heavy rehab.

How to scope rehab correctly

Rehab scope errors are one of the most common reasons deals go wrong. The estimator gives you planning ranges, not final numbers. Here's how to use them correctly.

Scope levels explained

  • Light: Cosmetic, paint, flooring, fixtures, hardware, landscaping cleanup. No system replacements. Fastest turnaround, lowest execution risk.
  • Moderate: Kitchen and bath updates, partial system upgrades (one HVAC unit, water heater), deferred maintenance repairs. Requires contractor coordination but manageable for an experienced investor.
  • Heavy: Full gut renovation, structural work, complete system replacements (roof, HVAC, plumbing, electrical). High execution risk, permitting delays common, cost overruns frequent.

Always add contingency

Rehab almost always runs over. Budget items get discovered during demo. Permits take longer. Materials cost more than quoted. A 10% contingency on light scope and 15–20% on heavy scope is minimum. The calculator defaults to 10%.

When to get contractor bids

For cosmetic to light moderate scope, a good estimator or experienced investor can use ranges like these for underwriting. For anything with significant mechanical work, roof replacement, structural concerns, or full kitchen/bath renovations, get 2–3 contractor bids before making an offer. The spread on contractor pricing can be wide.