What is a Light Rehab?
A light rehab is a moderate renovation that goes beyond cosmetic updates but does not reach the scope of a heavy rehab or full gut. Light rehabs typically include cosmetic improvements plus selective system repairs or replacements: updating a bathroom, replacing an aging water heater, patching a roof section, upgrading an electrical panel, or replacing a few windows. Budget range is typically $25,000-$60,000 with timelines of 4-10 weeks.
Light rehabs represent the most common renovation level for wholesale end buyers and flippers because many investment properties need more than paint and carpet but less than a complete overhaul.
Typical light rehab scope
All cosmetic rehab items (paint, flooring, fixtures) plus: one or two bathroom remodels ($3,000-$8,000 each), minor kitchen update ($5,000-$12,000), water heater replacement ($1,500-$3,000), HVAC repair or partial replacement ($2,000-$6,000), minor roof repairs ($1,000-$3,000), selective window replacement ($300-$800 each), and minor plumbing or electrical repairs ($1,000-$3,000).
Light rehab vs. cosmetic vs. heavy
| Level | Typical cost | Timeline | Systems work |
|---|---|---|---|
| Cosmetic | $10K-$30K | 2-6 weeks | None |
| Light | $25K-$60K | 4-10 weeks | Selective repairs |
| Heavy | $50K-$100K | 8-16 weeks | Major replacements |
| Gut | $100K-$250K+ | 4-12 months | Complete replacement |
The key distinction between light and heavy rehab is whether major systems need full replacement or just repair. If the HVAC needs a new compressor ($2,000), that is light rehab. If the entire system needs replacement ($10,000+), that moves into heavy rehab territory.
Why light rehab is the investor sweet spot
Light rehabs balance cost, risk, and return effectively. The renovation cost is manageable, the timeline keeps holding costs reasonable, and the improvements are sufficient to bring the property to a marketable standard. Most investment properties fall into this category.
For wholesalers, understanding light rehab scope helps you accurately estimate repair costs when analyzing deals. A repair estimate that correctly identifies a property as a light rehab ($40,000) versus a heavy rehab ($80,000) directly affects the MAO calculation and deal viability.