Most first-time flippers underbudget their rehab by 20–30%. Experienced flippers rarely miss by more than 5%. The difference is not experience alone — it is a disciplined line-item process. Here is how to build a rehab budget that actually holds.
Start With Scope, Not Number
Never start with a dollar figure. Start with a line-by-line scope of work, then price each line. Working backward from a target ("I need this to come in under $60K") leads to wishful thinking.
The Line-Item Framework
- Demo: dumpsters, labor, hauling
- Rough trades: electrical, plumbing, HVAC
- Envelope: roof, siding, windows, foundation
- Interior: drywall, paint, flooring, kitchen, baths
- Finish: trim, doors, hardware, fixtures
- Punch list: final touches before listing
- Contingency: 10–15% on top
Typical Unit Costs (Mid-Atlantic 2026)
| Item | Typical Cost |
|---|---|
| Interior demo + dumpster | $3,500–$6,000 |
| Electrical panel replacement | $2,800–$4,500 |
| Whole-house rewire | $8,000–$14,000 |
| Plumbing rough + finish | $6,000–$12,000 |
| HVAC (new system) | $7,000–$10,000 |
| Drywall + paint (1,400 sqft) | $8,000–$12,000 |
| LVP flooring (1,200 sqft) | $6,000–$8,500 |
| Kitchen (cabinets/counter/appliances) | $12,000–$22,000 |
| Full bathroom | $4,500–$8,000 |
| Roof replacement | $8,000–$14,000 |
Where Budgets Blow Up
- Plumbing surprises. Cast iron stacks, lead service lines, galvanized supply lines. Budget $3,000–$6,000 for unknowns on older properties.
- Electrical. Knob-and-tube, aluminum wiring, undersized panels.
- Framing and structural. Rotted joists, settlement, deferred maintenance hidden behind walls.
- Permits and inspections. Easy to forget, can add $1,500–$4,000.
- Dumpster and disposal. Multiple pulls on a gut rehab add up.
Contingency Is Not Optional
10% contingency is the floor. 15% is realistic on older homes. 20% is appropriate on anything built pre-1940. Build it in from day one — do not rely on "I'll just be careful."
Getting Contractor Pricing Right
Get 2–3 bids on anything over $5,000. Not 10 bids — good contractors will not bid against too many competitors. Walk each bidder through the property, hand them the scope, and give them 7–10 days to come back.
Sample Budget: $75K Rehab
- Demo: $4,500
- Electrical: $8,500
- Plumbing: $7,000
- HVAC: $7,500
- Drywall + paint: $9,500
- Flooring: $7,200
- Kitchen: $14,000
- Bath x 2: $10,000
- Finish carpentry: $2,800
- Punch: $1,500
- Contingency: $8,000
- Total: $80,500
Budget $80K, present $75K scope, hold the $5K for surprises. That is how experienced flippers keep their numbers honest.
Bottom Line
Good rehab budgeting is not about optimism or pessimism. It is about disciplined line-item pricing with appropriate contingency. Get this right and your deal math survives the inevitable surprises.
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