Last Updated on September 7, 2025
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How Much Rehab Does a House Need? Simple Guide
Fixing up a house so you can sell it or rent it can be exciting and scary. The big question is: how much rehab does the house need? In his video and blog, Cory explains that you don’t need to be a builder to make good estimates.
Do you really need to fix it?
Before you start guessing costs, decide if you need to fix the house at all. Your plan matters. If you want to sell the house quickly or rent it out as it is, you might not need big projects. Sometimes another buyer will happily do the work. Compare the price you could get with repairs to the price without repairs to see if fixing makes sense.
Ask contractors for help
If you think work is needed, talk to people who fix houses for a living. Ask at least three local contractors to look at the property and give written quotes. Ask about big things like roofing, flooring, kitchens and bathrooms. When you compare their prices, you get a better idea of what is fair.
Learn typical prices
Knowing typical price ranges helps you spot fair bids. Online cost guides and simple phone apps can show you what people in your area usually pay for a job. These tools help you negotiate better.
Plan for surprises
You won’t know all the problems until you look closely inside. Hidden issues like water damage or old wiring often show up later. Always set aside extra money just in case. Many investors follow the 70 % rule, pay no more than 70 % of what the house will be worth after repairs minus the repair cost. This helps leave room for profit and surprises.
How much rehab costs: common ranges
Below are rough cost ranges for big projects in North America. Prices change based on where you live, the materials you choose and how hard the work is. Use these numbers as a guide, not exact prices.
| Project | Approximate cost range | Notes |
| Small kitchen update | $500 – $20,000 | Fresh paint or new handles |
| Do‑it‑yourself full kitchen | $15,000 – $50,000 | Takes time and skills |
| Full kitchen with contractor | $20,000 – $120,000 | Includes cabinets, appliances and pipes |
| Cosmetic bathroom update | $1,000 – $15,000 | New sink, toilet or tiles |
| Full bathroom remodel | $4,500 – $50,000 | Big job with new pipes |
| Add a bathroom | $45,000 – $85,000 | Adds another bathroom |
| Indoor painting | $2 – $6 per sq ft | Price includes paint and work |
| Outdoor painting | $1.50 – $4 per sq ft | Depends on wall size |
| Carpet floors | $2 – $5 per sq ft | Least expensive |
| Vinyl floors | $3 – $7 per sq ft | Water‑resistant |
| Laminate floors | Finish the basement yourself | Looks like wood |
| Hardwood floors | $8 – $15 per sq ft | Higher quality |
| Roof with shingles | $3 – $5 per sq ft | Common choice |
| Metal roof | $7 – $12 per sq ft | Lasts a long time |
| Tile roof | $10 – $20 per sq ft | Heavy and durable |
| Finish basement yourself | $15,000 – $25,000 | Must waterproof it first |
| Finish basement with pro | $50,000 – $100,000 | Includes walls, wiring and plumbing |
| Prefabricated basement system | $50,000 – $75,000 | Uses factory‑made panels |
| Enclose a porch | $7,000 – $15,000 | Makes an extra room |
| Add a sunroom | $15,000 – $23,000 | Installation not included |
| Large home addition | $150,000 – $500,000 | Adds multiple rooms |
These figures show why asking for more than one quote is smart. A full kitchen rebuild can cost six times more than a small update, and roof prices change a lot based on the material.
What changes the cost?
Many things can make a renovation more or less expensive:
- Size and age – Bigger or older houses often need more work because parts are worn out.
- Where the house is – Labour and materials cost different amounts in different places.
- Permits – Local governments charge fees, often between US$100 and US$3,000, and may require licensed workers.
- Quality of materials – Better cabinets, tiles and floors cost more but last longer. Cheap materials might need replacing sooner.
- Hidden problems – Issues like foundation damage, mold or old wiring add a lot to your budget. Always check the house carefully and bring experts if needed.
How to save money
- Use trustworthy workers – Hiring bad workers can mean paying again to fix their mistakes.
- Reuse what you can – Save money by using existing cabinets, doors and fixtures.
- Do simple jobs yourself – Painting or yard work can be done without hiring someone.
- Don’t change the layout – Moving walls or adding rooms makes projects much more expensive.
- Remember soft costs – Loan interest, utility bills, taxes and permit fees add up while you work. Finish the project quickly to reduce these costs.
Steps to estimate rehab costs
- Look over the house.
Write down everything that looks broken or old. Watch for water leaks, cracks and outdated systems.
- List the needed work.
Decide what repairs you must do and what are optional. Separate simple fixes from big structural jobs.
- Check price guides and apps.
Use online price guides and simple apps to see typical costs in your area.
- Get several quotes.
Ask at least three licensed contractors to visit and give written estimates.
- Use the 70 % rule.
Estimate what the house will be worth after repairs, multiply by 70 % and subtract your estimated repair costs. This number is the most you should pay for the property.
- Save extra money.
Put aside an extra 10–20 % for surprises.
Frequently asked questions
It means you should pay no more than 70 % of what the house will be worth after you fix it, minus the cost to fix it. This leaves room for profit and unexpected expenses.
Learn the usual price ranges for common jobs and use online guides or apps. Then ask several licensed contractors for their prices. With practice, you will get better at estimating.
Kitchens and bathrooms often give a high return because buyers notice them. Fixing structural issues like foundation problems is also important to avoid trouble when selling.
Many projects require permits, and fees can range from about US$100 to US$3,000. Work that needs a permit must be done by licensed professionals.
These are costs that are not for materials or labour, like closing costs, permit fees, loan interest, utility bills and taxes. They can reduce your profit if the project takes a long time.
Final thoughts
Estimating how much rehab a house needs doesn’t have to be hard. First, decide whether you need to fix the house. Then talk to professionals and learn the usual prices. Use guides and apps to make a budget and always keep extra money for surprises. Whether this is your first flip or another rental, a careful estimate will help you make smarter deals and feel more confident. Happy investing!
Watch the Video Above to Learn More!
Cory dives deeper into these points and shares his personal experiences to help you navigate the rehab estimation process with confidence.
Happy Investing!
-Dustin
