A home rehab cost estimator commonly puts a moderate whole-house renovation at $25-$75 per sq ft, or $50,000-$150,000 for 2,000 sq ft. Final pricing depends on condition, location, finish level, structural work, and whether plumbing, electrical, or mechanical systems need replacement.
Cosmetic updates cost far less than a gut renovation, and hidden damage can push a quote above the initial estimate.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Whole-home rehab | $15 per sq ft | $50 per sq ft | $150+ per sq ft | Scope ranges from surface updates to extensive reconstruction |
| 1,500-sq-ft home | $22,500 | $75,000 | $225,000+ | Before unusual structural repairs |
| Kitchen rehab | $12,000 | $30,000 | $70,000+ | Cabinet, countertop, appliance, and layout choices matter |
| Bathroom rehab | $6,000 | $18,000 | $40,000+ | Per standard bathroom; plumbing relocation costs extra |
Typical whole-home rehab prices by square footage
For planning, a light rehab with paint, flooring, fixtures, and minor repairs often runs $15-$35 per sq ft. A midrange project that updates a kitchen, one or more bathrooms, and worn systems commonly costs $35-$75 per sq ft. Extensive work involving layout changes, major systems, or structural repairs can reach $75-$150 or more per sq ft.
At 1,500 sq ft, those tiers translate to roughly $22,500-$52,500, $52,500-$112,500, and $112,500-$225,000+. These are broad U.S. planning ranges, not bids. Assumptions: existing home, standard access, midrange materials, and no major foundation failure. Use conditioned floor area and a defined scope when comparing per-square-foot estimates.
What labor and materials add to a rehab quote
Trade labor, finish materials, equipment, and disposal make up most estimates. A contractor may group these into one fixed-price quote, so buyers should request an itemized scope and clarify allowances for cabinets, tile, fixtures, and other selections.
| Work item | Materials | Labor | Equipment or disposal | Typical installed range |
|---|---|---|---|---|
| Interior paint | $1-$3 per sq ft | $2-$5 per sq ft | $100-$500 for prep or access | $3-$8 per sq ft of painted area |
| Flooring replacement | $2-$12 per sq ft | $2-$6 per sq ft | $1-$4 per sq ft for removal | $5-$22 per sq ft |
| Kitchen cabinets and counters | $5,000-$30,000 | $2,000-$10,000 | $300-$2,000 delivery or removal | $8,000-$42,000 |
| Electrical panel or rewiring | $500-$6,000 | $1,000-$8,000 | $100-$1,000 equipment or permit fees | $1,500-$15,000 |
Labor often falls around $50-$100 per hour for skilled trades, though crew pricing and regional rates vary. A 40-hour task at $75 per hour implies $3,000 in labor before materials, overhead, and permit charges. Separate labor, materials, and allowances to see what is driving the total.
How location and home condition shift the estimate
Labor-intensive metro markets in the Northeast, West Coast, and high-demand cities may price 15%-35% above a national midrange. Lower-cost rural and Southern markets can run 10%-20% below it, although limited contractor availability or long material delivery routes may erase that difference. Local bids are more reliable than a national calculator.
Condition can matter more than the state. A sound home needing finishes may stay near the light-rehab tier; water damage, outdated wiring, or an unsafe roof can move it into a substantially higher range. Ask contractors to state which site conditions would trigger a change order.
Which square-footage and system upgrades raise the budget?
Square footage is only a rough proxy: kitchens and bathrooms cost more per sq ft than bedrooms because they contain plumbing, cabinets, tile, and fixtures. A 100-sq-ft bathroom can cost more than refreshing several hundred square feet of bedrooms. Moving a sink, toilet, or range can require new lines, added labor, and inspections.
Systems add significant scope. Replacing a residential HVAC system may cost $5,000-$12,000, while a full electrical rewire can run $8,000-$20,000 in a larger or difficult-to-access house. Roof replacement often ranges from $5-$12 per sq ft of roof area, depending on material and pitch. Price system work separately instead of hiding it inside a per-square-foot allowance.
How long crews work and what labor hours mean
A cosmetic rehab may take 2-6 weeks, while a midrange whole-home project often takes 2-4 months. Gut renovations can last 4-8 months or longer when inspections, custom materials, or structural work affect the sequence. A general contractor coordinates trades, but the schedule can include days when no visible work occurs because materials are curing or inspections are pending.
For a simple labor check, a two-person crew working 8 hours per day for 10 days represents 160 labor hours. At a combined billing rate of $100-$160 per crew hour, that is $16,000-$25,600 before materials and other charges. Confirm whether a quoted hourly rate is per worker or per crew.
Three rehab scopes show how estimates add up
A 1,000-sq-ft cosmetic refresh with paint, basic flooring, lighting, and minor repairs might total $18,000-$35,000. A 1,500-sq-ft midrange rehab with a $25,000 kitchen, two $14,000 bathrooms, flooring, and paint could land near $90,000-$125,000 after common miscellaneous work. A 2,000-sq-ft extensive project with systems, layout, and finish upgrades may reach $180,000-$300,000 or more.
These examples assume standard-grade finishes and ordinary access; they are not guaranteed bids. Use the closest scope as a starting point, then replace allowances with local contractor quotes.
Hidden repairs and permits to include before signing
Demolition can reveal rot, mold, leaking pipes, unsafe wiring, or damaged subfloors. Basic debris removal may add $500-$2,500, while a dumpster often costs $300-$800 depending on size, rental period, and location. Hazardous-material testing or abatement is separate and can add thousands of dollars.
Permit and inspection charges range from under $100 for minor work to several thousand dollars for extensive projects, depending on jurisdiction and valuation. Electrical, plumbing, structural, and HVAC work commonly requires permits. Keep a 10%-20% contingency for concealed conditions and confirm permit responsibility in writing.
Where to trim a rehab estimate without cutting essentials
Keeping the existing kitchen or bathroom layout can avoid expensive plumbing and electrical relocation. Refinishing sound cabinets, choosing stock sizes, and using midrange flooring can reduce material costs while preserving function. Complete demolition or clearing work only when the contractor agrees that owner preparation is safe and will not affect insurance or the schedule.
Compare at least three itemized bids based on identical plans, finish allowances, disposal, permits, and warranty terms. A low quote that excludes subfloor repair or fixture installation may not be cheaper after changes. Prioritize water intrusion, electrical safety, and structural repairs before cosmetic upgrades.