How to Walk a Property and Estimate Repairs
Repair estimation is where most new wholesalers feel the least confident. You are not a contractor. You do not know the difference between a $5,000 cosmetic kitchen update and a $25,000 gut renovation. But you do not need to be an expert. You need a systematic approach that produces reliable ballpark estimates — accurate enough for your marketing package and realistic enough that buyers take your numbers seriously.
This guide gives you that system. Follow it room by room and you will produce repair estimates within 10-15% of what an experienced investor would calculate.
Before the walkthrough
Check the property's age, square footage, and any available disclosure information. A 1960s ranch needs different attention than a 2005 tract home. Bring your phone (for photos and notes), a flashlight, and this checklist.
The exterior walk
Roof
Look for missing shingles, sagging areas, and visible wear. Check the age if you can — a 20-year-old composition roof is at end of life regardless of appearance. Roof replacement is one of the largest single line items.
| Scope | Cost Range |
|---|---|
| Minor repairs (patching, sealing) | $500 – $2,000 |
| Full replacement (composition, 1,500-2,000 sqft) | $7,000 – $12,000 |
| Full replacement (tile or metal) | $15,000 – $30,000 |
Foundation
Walk the perimeter and look for cracks wider than 1/4 inch, shifting or separation from the slab, and doors or windows that do not close properly. Foundation issues are deal-breakers for some buyers and major cost items.
| Scope | Cost Range |
|---|---|
| Minor crack repair | $500 – $2,000 |
| Pier and beam leveling (moderate) | $3,000 – $8,000 |
| Major foundation repair (10+ piers) | $8,000 – $20,000 |
Siding and paint
Note peeling paint, rotted wood, damaged siding panels, and general wear. Exterior paint and siding are among the highest-impact, lowest-cost improvements for curb appeal.
Landscaping and driveway
Overgrown landscaping is cheap to fix ($500-$1,500). Cracked driveways and damaged sidewalks can cost $2,000-$5,000 to replace.
Interior room by room
Kitchen
The kitchen is the most expensive room to renovate and the one buyers scrutinize most. Check cabinets, countertops, appliances, flooring, and backsplash.
| Scope | Cost Range |
|---|---|
| Cosmetic refresh (paint cabinets, new hardware, countertops) | $3,000 – $8,000 |
| Mid-range renovation (new cabinets, counters, appliances) | $10,000 – $20,000 |
| Full gut renovation (layout change, new everything) | $20,000 – $40,000 |
Bathrooms
Check for water damage (soft floors around the toilet, stained ceilings below), functional plumbing, tile condition, and vanity age.
| Scope | Cost Range (per bathroom) |
|---|---|
| Cosmetic (new vanity, mirror, paint, re-grout) | $1,500 – $4,000 |
| Mid-range (new tub/shower surround, tile, vanity) | $5,000 – $10,000 |
| Full renovation (move plumbing, new everything) | $10,000 – $18,000 |
Flooring
Note the type and condition in every room. Carpet, vinyl, tile, hardwood, or laminate. Damaged or outdated flooring is one of the most common rehab items.
| Material | Cost per Sqft (installed) |
|---|---|
| Carpet | $2 – $4 |
| Luxury vinyl plank (LVP) | $3 – $6 |
| Tile | $5 – $10 |
| Hardwood (refinish existing) | $3 – $5 |
| Hardwood (new install) | $6 – $12 |
Paint
Almost every wholesale deal needs interior paint. Budget $1.50-$3.00 per square foot of living area for professional interior paint (walls and trim).
Systems
HVAC
Check the age of the system (label on the unit). Units over 15 years old should be budgeted for replacement even if currently running.
| Scope | Cost Range |
|---|---|
| Repair (refrigerant, thermostat, minor) | $200 – $1,500 |
| Full replacement (2-3 ton residential) | $5,000 – $10,000 |
Electrical
Note the panel size (100 amp minimum for modern needs), whether the wiring is updated (copper vs aluminum), and the number and condition of outlets. Older homes may need a panel upgrade or full rewire.
Plumbing
Run every faucet. Flush every toilet. Check under sinks for leaks. Check the water heater age. Galvanized pipes in older homes often need replacement.
| Scope | Cost Range |
|---|---|
| Water heater replacement | $1,000 – $2,500 |
| Minor plumbing repairs | $500 – $2,000 |
| Full re-pipe (galvanized to PEX) | $4,000 – $10,000 |
Three renovation levels
Most deals fall into one of three renovation categories. Know which level your property needs and present the estimate accordingly.
| Level | Scope | Typical Cost (1,500 sqft) |
|---|---|---|
| Cosmetic | Paint, flooring, fixtures, landscaping | $15,000 – $25,000 |
| Moderate | Cosmetic + kitchen/bath updates, some systems | $30,000 – $50,000 |
| Full rehab | Everything including roof, HVAC, plumbing, electrical | $50,000 – $80,000+ |
Presenting estimates to buyers
Break your estimate into line items by category. Buyers trust itemized estimates far more than a single lump sum. They will adjust individual line items based on their own experience and contractor relationships, but they need your baseline to start from.
Always present estimates as ranges, not precise numbers. "$35,000 to $45,000 for a moderate renovation including kitchen, bathrooms, flooring, and paint" is more credible and more useful than "$38,742 in repairs." You are not a general contractor providing a bid. You are a wholesaler providing a realistic framework.
For automated repair estimation based on property photos, see how Deal Run's AI repair analysis works.
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- Deal Run Repair Analysis