If you’ve ever said, “It’s just a $30,000 rehab,” you’re not alone. It’s a common number, clean, round, and easy to stomach when penciling out flip math.

But here’s the hard truth:

$30K on paper rarely equals $30K in reality.

In this article, we’ll break down:

• What a $30K budget actually gets you

• The hidden costs that sneak in (even with a good contractor)

• Realistic scopes based on market-level pricing

• How to plan, pad, and protect your budget from exploding

This is essential reading for new flippers, hands-off investors, or anyone underwriting deals based on “quick cosmetic updates.”

Why “$30K Rehab” Is the Most Common Lie in Flipping

You’ll hear it in investor meetups, on BiggerPockets forums, and even from wholesalers:
“This one just needs about $30K.”

It’s not malicious, it’s mental shorthand.

$30K feels like enough to:

• Do a kitchen and bath

• Paint and flooring

• Some touch-up outside

• Maybe HVAC or roof repair if needed

But once you add:

• Permits

• Labor overages

• Code issues

• Material changes

• Scope creep

That clean $30K number explodes. Let’s dissect what’s really going on.

Sample $30K Rehab Scope, Cosmetic Only

Here’s what you can do with $30K in a tight cosmetic-only rehab on a 1,200 sq. ft. home (no major systems touched).

Kitchen

• New stock cabinets (Home Depot or IKEA level)

• Basic granite or butcher block counters

• Mid-grade appliances (no fridge)

• New sink + faucet

• Subway tile backsplash

Bathrooms (1–2 total)

• Reglaze or swap tub

• Replace vanities, tops, and faucets

• New toilets and mirrors

• Vinyl or porcelain tile floors

Interior

• Paint entire home (walls, trim, ceiling)

• Replace all interior doors

• Replace baseboards

• LVP or basic laminate throughout

Exterior

• Basic landscaping (clean-up, mulch, bushes)

• Paint or pressure wash siding

• Replace light fixtures, mailbox, and numbers

Other

• Light electrical fixtures (budget for 6–8)

• 4–6 plumbing fixtures

• New water heater (if needed)

Estimated labor/materials split:

• Materials: $13K–$15K

• Labor: $15K–$17K

• Total: $28K–$32K

Sounds doable, right?

But this is only if:

• You don’t pull permits

• There are no surprises

• You self-manage the rehab

• You have a crew ready to go

Now let’s add the real world.

What Blows Up Your $30K Budget

Here are the sneaky costs that kill $30K rehab plans, even on basic flips.

1. Permit Costs and Time Delays

• Structural, electrical, and plumbing often require permits

• Most municipalities charge $1,500–$3,500+ in total fees

• Some cities charge per inspection, not per permit

• Waiting for approval can delay progress 2–4 weeks

If you planned a 6-week flip and the city adds a 3-week delay, holding costs go up fast, and labor timelines get scrambled.

2. Code Compliance Corrections

Inspectors might require:

• Adding GFCI outlets

• Upgrading panels to 200 amp

• Moving HVAC ducts or returns

• Replacing water shut-offs or drains

• Bringing smoke detectors and CO alarms to code

Typical cost impact: $2K–$5K, even when the home “looked fine.”

3. Change Orders and Scope Creep

You find:

• Mold behind drywall

• Termite damage in framing

• Plumbing lines rusted out

• Sloped floors needing leveling

• Rotten sill plates under the flooring

Now your budget includes:

• Mold remediation

• Structural repair

• Flooring rework

• New subfloors

Every one of these adds $1,000–$4,000, and they stack fast.

4. Contractor Labor Rate Increases

Labor costs aren’t fixed. Even if you have a GC or crew lined up, expect:

• Subcontractors raising rates due to demand

• Crews are splitting time between jobs

• Extra labor needed for change orders

Also, if you’re working with day labor or handyman teams, delays kill efficiency.

5. Material Substitutions Mid-Project

Your LVP is out of stock.
The backsplash tile is backordered.
The faucet you picked leaks on installation and needs replacement.

Now you’re:

• Rebuying similar items at a higher price

• Paying the crew to come back later

• Paying restocking or delivery fees

This adds $500–$2,000 in most flips, often more if design choices change.

6. Dumpster and Cleanup Miscalculations

You thought you needed one 20-yard dumpster, but turns out you need two.
Or you didn’t budget for hauling away yard debris after clearing the backyard.

Each added dumpster: $400–$600
Junk hauling day: $300–$500

7. Surprise Utility Expenses

• Gas line needs updating: +$1,500

• Sewer line backed up or cracked: +$3,000–$6,000

• Electrical box fails inspection: +$1,200 minimum

Total possible surprise range: $2K–$10K

8. Holding Costs From Delays

Every time you push closing or listing:

• More loan interest accrues

• More insurance, taxes, and utilities due

• Contractor payments continue

If your 6-week flip becomes 12, you’re spending double in interest and overhead.

Real Math: A “$30K Rehab” That Ends Up at $42K+

Let’s plug in some basic additions:

Total overage: $13,300

That puts your $30K rehab at $43,300, with no major system replacements.

What If You Need to Do a Roof or HVAC?

A partial or full system upgrade will eat the $30K by itself.

Examples:

• New shingle roof (1,200 sq. ft.): $8,000–$12,000

• Full HVAC system: $7,000–$10,000

• Sewer main repair: $4,000–$8,000

• New windows: $7,500–$15,000 for full replacement

These aren’t cosmetic. They will instantly blow your cosmetic budget and require their own underwriting.

How to Make a $30K Rehab Work

If your goal is to stay under or near $30K:

• Only buy houses with great bones

• Avoid foundation, sewer, or electrical issues

• Stick to smaller homes (under 1,200 sq. ft.)

• Don’t touch layout (no wall moves, no door shifts)

• Buy homes built after 1985 (modern codes reduce surprises)

• Do some labor yourself (paint, demo, install fixtures)

• Skip high-end finishes (buyers expect clean, not luxury)

Smarter Underwriting: Budget Buffers That Save You

Use buffer stacking to protect your deal.

On cosmetic flips:

• Add 15–20% to your contractor bid

• Add 5–7% of ARV as contingency (if unpermitted or older house)

• Add a full month of holding cost beyond your estimate

• Set a “hard ceiling” on scope creep (and walk if it’s crossed)

Example:

• Contractor says: $28K

• You add 20% = $33,600

• You buffer 5% of ARV ($250K x 5% = $12,500)

• Final model assumes: $46,100 rehab

This gives you room to breathe and prevents razor-thin margins from flipping on you mid-project.

$30K Is a Starting Point, Not a Finish Line

That number isn’t wrong, it’s just incomplete.

It works only when:

• The house has no hidden issues

• You’ve done a full walkthrough

• You’ve done similar flips before

• You build in buffers, holdbacks, and overage assumptions

• Your offer price reflects these realities

Smart flippers don’t budget based on hope. They budget based on what usually goes wrong, and get paid for solving it anyway.