What is Rehab Scope of Work?
A rehab scope of work (SOW) is a detailed, itemized document that defines all the renovation work to be performed on a property. It specifies exactly what will be done in each room and system, what materials will be used, and the expected cost and timeline. A well-defined scope of work is the foundation of any successful renovation project, preventing cost overruns, miscommunication, and contractor disputes.
What a scope of work includes
A complete SOW covers every aspect of the renovation: demolition (what gets removed), structural work (framing, foundation), systems (plumbing, electrical, HVAC), exterior (roof, siding, windows, doors, paint, landscaping), interior (drywall, flooring, trim, paint, fixtures), kitchen (cabinets, counters, appliances, backsplash), bathrooms (vanity, toilet, shower/tub, tile, fixtures), and general items (permits, dumpster, cleaning).
Level of renovation
Cosmetic/light: Paint, flooring, fixtures, landscaping. $10-$20/sqft. Suitable for properties in decent structural condition.
Medium: All cosmetic plus kitchen and bathroom updates, some system updates. $20-$40/sqft.
Heavy: Down to studs renovation including systems, structural work, layout changes. $40-$80/sqft.
Why the scope matters for wholesalers
When you include a well-defined scope of work in your marketing package, you remove uncertainty for buyers. An investor looking at your deal can take your scope of work to their contractor and get a bid the same day, rather than having to walk the property and create their own estimate from scratch. Deals with clear, realistic scopes of work close faster.
Common scope mistakes
Underestimating by omitting soft costs (permits, dumpsters, cleaning). Failing to account for hidden issues (water damage behind walls, outdated wiring). Using material grades that do not match the neighborhood. Not getting multiple contractor bids. Changing scope mid-project (scope creep is the most common cause of budget overruns).