How to Determine Rehab Scope: Light, Medium, and Heavy Renovation
Before you can estimate repair costs, you need to determine the scope of work required. A property that needs paint and carpet is a fundamentally different deal than one that needs a new roof, HVAC, and electrical rewiring. Getting the scope right determines whether your numbers work.
Three levels of rehab
Light cosmetic ($15-25/sqft)
The structure is sound, mechanical systems work, and the property is livable. It just looks dated or tired. Typical scope: interior paint, new flooring (LVP or carpet), light fixture updates, hardware replacement, landscaping cleanup, professional cleaning, minor drywall patches.
Timeline: 2-4 weeks. Good for: retail resale in hot markets, rental prep, properties built in the last 20 years that were maintained but not updated.
Medium renovation ($25-45/sqft)
The property needs more than cosmetics but the bones are good. Typical scope: everything in light cosmetic PLUS kitchen update (new counters, cabinets, appliances), bathroom update (new vanity, toilet, tile, fixtures), some mechanical work (water heater, minor plumbing), exterior paint, window replacement if single-pane, roof repair (not replacement).
Timeline: 6-10 weeks. Good for: most flip deals, value-add rental conversions, properties built 30-50 years ago.
Heavy/gut renovation ($50-80+/sqft)
Major systems need replacement and possibly layout changes. Typical scope: everything above PLUS roof replacement, HVAC replacement, electrical rewire, plumbing repipe, foundation repair, structural work, layout changes (moving walls, adding bathrooms), possible addition.
Timeline: 3-6 months. Good for: properties with major deferred maintenance, very old homes, fire/water damaged properties.
The assessment walkthrough
Use this checklist when walking a property to determine scope:
Exterior
- Roof: Age, visible damage, missing shingles, sagging. Roof replacement: $8K-$15K.
- Foundation: Cracks, settling, water intrusion signs. Foundation repair: $5K-$30K+.
- Siding/paint: Peeling, rot, damage. Exterior paint: $3K-$8K. Siding: $8K-$20K.
- Windows: Single pane, broken seals, damaged frames. Window replacement: $300-$700 each.
- Landscaping: Overgrown, dead trees, drainage issues.
Interior
- Kitchen: Cabinet condition, countertop material, appliance age. Full kitchen remodel: $15K-$40K.
- Bathrooms: Tile condition, fixtures, plumbing leaks. Full bathroom remodel: $5K-$15K each.
- Flooring: Type, condition, subfloor damage. LVP throughout: $3-$6/sqft installed.
- Walls/ceilings: Drywall condition, water stains, texture. Paint: $1.50-$3/sqft.
Mechanical systems
- HVAC: Age, type, working condition. Replacement: $5K-$12K.
- Plumbing: Material (polybutylene is a red flag), water pressure, leaks. Repipe: $5K-$15K.
- Electrical: Panel size (100A minimum), wiring type, outlet condition. Rewire: $8K-$20K.
- Water heater: Age, type. Replacement: $800-$2,000.
Scope creep prevention
The biggest budget-buster in renovations is scope creep — adding work that was not in the original plan. Prevent it by: defining scope in writing before starting, getting a professional inspection to identify hidden issues, adding a 10-15% contingency to your budget, and making all design decisions before construction begins.
Related guides
- Estimating Repair Costs
- Repair Estimate Walkthrough
- How to Analyze a Flip Deal
- How to Value a Fixer Upper
- How to Read a Home Inspection