Costs and timelines, state by state

[Matt Gragg]

Interested to see what everyone is paying for their flip house to be rehabbed and more importantly, timelines to complete the work.

Looking at the possibility of investing in other areas, just curious to see how much the costs and timelines vary state by state and area by area.

Lets use this as a base for the numbers: 

3 bedroom 1 bath home 1600 sq ft. (no garage) single story, lap siding, vinyl windows, laminate roof.

We won't add the removal of any walls from the kitchen to the dining room (like we usually do) because this can vary depending on if it's a load bearing wall, if it has plumbing, electrical or heating to reroute, reconfigure or remove etc. (No structural changes)

Repair rear deck and front porch to usable condition and paint apr. 250 sq ft total (remove & replace 4, 2x6x8 deck boards)

Floor repair where needed near back door (attach 3 2x10x8 floor joist to existing floor joist to reinforce soft floor) install new subfloor in area of repair.

Drywall repair for bathroom, closet, laundry and master bedroom areas where needed (up to 200 sq ft with knockdown texture)

Skim coat areas of house with dated wood grain style texture and re-texture where needed (approximately 1200 sq ft) 

Install bathroom vanity, sink, hardware etc. (36" vanity)

Install kitchen cabinets (8 base, 6 wall)

Install appliances (dishwasher, microhood combo, electric range, fridge)

Install new plugs and switches entire house (14 switches, 4 GFCI, 36 grounded tamper proof plug ins)

Install all light fixtures interior and exterior (15 total)

Install counter top for kitchen (white quartz slab / granite or tile 32 sq ft "never formica for our flips")

Paint interior walls and ceiling one color and trim one color

Install interior doors (pre-hung 6 panel @ 10 doors)

Install interior trim base, window and door trim (approximately 1200 L/F)

Install windows where broken @ 2 (24x24 bathroom window, 36x60 bedroom window)

Install all flooring, carpet (500 sq ft) laminate (1,000 sq ft) sheet vinyl (100 sq ft). All prep done.

Install tub shower combo (3 piece surround + tub)

Install towel / tp holder

Install toilet

Install 1/4 turn stainless steel valves on sinks, toilet, fridge, W/D (if applicable) 

Paint exterior with minor prep/repair body and trim

Install 5 smoke and 2 co2 detectors 

Clean roof and gutters (standard 4/10 roof approximately 80 L/F gutters

Pressure wash walk way (3' x 30') / driveway (20' x 60')

Final clean

Here are a couple pictures of our typical flips before and after.