Repairs are the number you control and the number you will be wrong about. Estimate by scope, not by feel, and carry contingency like it is a line item — because it is.
Fast per-square-foot bands
| Scope level | Typical cost | What it includes |
|---|---|---|
| Cosmetic | $18–$28 / sq ft | Paint, flooring, fixtures, light kitchen/bath refresh |
| Standard | $30–$45 / sq ft | Full kitchen + baths, some mechanicals, minor layout work |
| Heavy | $50–$80 / sq ft | All mechanicals, roof, windows, framing repairs, layout changes |
| Gut | $85–$130+ / sq ft | Down to studs, new systems, possible structural work |
Big-ticket line items
| Item | Range |
|---|---|
| Architectural roof (1,500 sq ft footprint) | $9,000–$16,000 |
| Furnace + central AC | $8,000–$14,000 |
| 200A electrical service + rewire | $7,000–$18,000 |
| Full repipe (PEX) | $5,000–$11,000 |
| Windows (per unit, installed) | $550–$950 |
| Kitchen (mid-grade, 10x12) | $12,000–$22,000 |
| Full bath | $7,000–$14,000 |
| Foundation crack repair / drainage | $3,000–$25,000+ |
Add 10–15% contingency
On any property built before 1978 in the Northeast, budget contingency plus lead-safe practices and possible knob-and-tube or asbestos abatement. These are not surprises; they are statistics.
The line items people forget
- Permits, plan review, and municipal certificate of occupancy inspections.
- Dumpsters and haul-away — often $1,500–$4,000 on a hoarder or vacant property.
- Winterization and utility reconnection fees.
- Landscaping, exterior paint, and the front door — all of your listing photos.
- Holding costs: taxes, insurance, utilities, and loan interest for the full timeline plus 30 days.
Phase the budget
- 1Phase 1 — make it dry and safe: roof, water intrusion, structure, demo.
- 2Phase 2 — systems: electrical, plumbing, HVAC, then inspections before you close walls.
- 3Phase 3 — finishes: drywall, paint, flooring, kitchen, baths.
- 4Phase 4 — curb appeal and punch list, in the two weeks before photos.
Get two written bids per trade on anything over $5,000, and never pay more than 30% up front. Draw schedules tied to completed phases keep everyone honest.
Put this to work
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