This is exactly how much it cost me to rehab a 2bed 1 bath apartment in Philly

[Alan Asriants]

A lot of clients ask me how much I spend on a typically full cosmetic rehab of a duplex unit in Philly. I decided to break it down and share the REAL costs and not just estimates.

A lot of the work was screwing down and fixing the subfloor as well as completely screwing and securing the ceiling sheetrock. Homes built pre 1990 usually didnt have screwed in sheetrock it was all nailed in. Overtime the sheetrock sags and causes the ceiling to hang and eventual come down. This happened while a tenant was living there. So I wanted to be proactive and resecure all sheetrock on ceilings. In certain spots there was about a 2 finger gap between the ceiling joists and sheetrock. So note to all owners of older builders - this is not a bad idea to include when doing a large scale rehab.

Total labor cost: $13,000

For the amount of labor and the materials he was including this was a really solid price. 

What was really surprising was how expensive materials were. This is even considering that my contractor paid for the quartz, I got a black friday deal on appliances (all in $1000), and my kitchen cabinet cost is under GC pricing due to my relationship with them. 

Kitchen Materials: $4286.86

This includes: Cabinets, appliances, backsplash, hardware, some electrical

Flooring Materials: $3149.05

This includes: laminate flooring, tile, underlayment

Bathroom Materials: $2046.85

This includes: Vanity, faucets, shower faucet, new tub, tile, hardware, etc

Misc Materials: $6832.94

This includes: light fixtures, electrical wire, some plywood, spotlights, electrical materials (outlets, switches, etc), paint, hardware, hinges, caulk, gfci outlets, paint, trash clean out, smoke detectors, closet shelves, garbage disposal, glues, trim pieces, transition pieces, trash bags, breakers. 

Its crazy that small items like this add up very quickly. This is the part that no one really considers in their costs. All the little stuff while it seems like you're only spending 100-200 at a HomeDepot run, when you do that 10-20 times, it adds up significantly. 

This brings the TOTAL COST: $29,315,70

For those who like per sqft breakdown it costs roughly $29/sqft - This apartment is almost exactly 1000sqft

There you have it! (FYI this will likely be cheaper for me for this level of work than someone new. Less mistakes, connections for materials, lower contractor prices,etc)

If you want to check out the full scope of work you can see it BELOW 👇 

General Work

 Remove all old carpet and dispose of it.

 Install new laminate or vinyl flooring.

 Screw down all floors and level them to prepare for laminate.

 Remove existing baseboards and install new baseboards.

 Install new decor outlets and light switches.

 Secure all ceiling sheetrock, spackle, and paint.

 Sand, spackle, and paint the entire apartment.

 Sand and paint all doors.

 Install hardware on doors.

 Adjust and fix any closet hangers and shelves.

 Paint all closets and install secure wooden shelving.

 Install blinds on all windows.

 Install curtain rod on balcony door.

 Haul away any demo/trash – Owner pays for cost of trash – contractor to provide all the receipts

 Pick up any/all materials for project and deliver to jobsite

Kitchen

 Install new cabinets.

 Remove soffit and half wall, reposition outlets and switches.

 Extend half wall to match hall.

 Install bar island (12 inches) on half wall.

 Install two pendant lights above the half wall.

 Install new tile on kitchen floor, including floor cement board and tile.

 Install new appliances (refrigerator, range, microwave, dishwasher, and garbage

disposal).

 Run dedicated electrical lines to the refrigerator, range, microwave, dishwasher, and garbage disposal.

 Install faucet and cabinet hardware.

 Install all necessary plumbing

 Install backsplash.

 Move outlet from behind range to more optimal location

 Install GFCI outlets within 4 feet of each other along counter space.

o At Least two dedicated lines – all on GFCI breakers and at least one GFCI outlet

per circuit

 Install dedicated electrical circuits as follows:

o Microwave: Dedicated 20-amp circuit (12/2 NM wire with a ground).

o Garbage disposal: Dedicated 15-amp circuit (14/2 NM cable with a ground).

o Refrigerator: Dedicated 20-amp circuit (12/2 NM wire).

o Gas range: Dedicated 120-volt, 20-amp circuit (12/2 NM cable).

o Dishwasher: Dedicated 15-amp circuit (14/2 NM cable with a ground).

Bathroom

 Demolish existing bathroom elements.

 Install new cement board on floor and tub surround.

o Seal with cement tape and red guard

 Install new fan, light, mirror, vanity, and replace toilet lid.

 Remove old tile and install new tile.

 Install new hardware and replace any old drain and supply lines.

 Install niche and tile from bathtub to ceiling.

 Install new bathtub and GFCI outlet.

 Light and fan on same switch

 Install all necessary plumbing

Living Room

 Install sliding door board trim.

 Install spot lights.

 Install 3-way switches in the hallway, living area and staircase (where marked).

 Install new air vent covers.

Hallway/Staircase

 Install 10-inch LED light.

 3-way switch (one near kitchen other near bedroom)

 Place laminate with Metal bullnose

 Install spotlights over staircase and one at landing at the bottom

o lights on 3 way switches

Balcony

 Paint railing.

 Replace light

Bedrooms

 Install spotlights in bedroom (up to four per bedroom).

 Install new fan.

 Spackle, sand, and paint.

 Paint closets and shelving, ensuring proper installation of shelves.

 Install spotlight in walk-in closet.

Outside

 Paint stair railing.

 Install or repair 2 doorbells.

 Install or repair 2 exterior lights.

Materials Included

 Cement/hardy board, drywall material.

 Granite slab for countertop and bar.

 Kitchen sink (D shape).

 Setting materials (thinset, grout, drywall tape, red guard, etc.).

 Baseboards, door, and balcony trim.

 Plumbing materials (excluding fixtures).

 Fastener screws.

Total labor cost: $13,000

[Mark F.]

Great post Alan. Reminds me of that one guy who posted his cost breakdown on a crap rehab and everyone blasted him. Yours is way more realistic. I had to redo a bathroom last year in a 2/1 in an occupied duplex I own and I spent $6,004 in labor and materials (10% off at HD/Lowes as a veteran, just didn’t do flooring and left the old vanity, doesn’t include the damage the leak did in the lower unit). I also have a personal relationship with my contractor so got a massive price break. Similar situation where I was forced to update while it was occupied.

However I know once I have to update the entire unit, I’ll be spending quite a bit as the kitchen is outdated and the place needs paint and either new LVP put down or sand and stain the existing hardwood.