Is this a realistic bathroom estimate?

Question

A couple bigger pockets podcasts say you can pay about $2500 to rehab a bathroom.

What can I estimate for a bathroom rehab? My bathroom is probabaly 9 by 9. very small bathroom from 1907. probabaly needs a new tub, flooring, vanity and paint.

What can I expect for rehab?

Also what is the best book to learn rehab costs?

If I have a general contractor who does all my rehab do I need to learn what rehab costs are?

J Scott · Answer

Assuming you don't need to update the rough plumbing/electrical/HVAC, and depending on the types of contractors you use (but assuming you self-manage), you're probably looking at:

- Demo:  $200-500

- Dumpster:  $200-300

- Tub/Install:  $600-800

- Vanity/Install:  $200-300

- Finish Plumbing/Fixtures:  $200-500

- Tile/Install:  $500-1500

- Toilet/Install:  $200-300

- Paint:  $200-300

- Flooring:  $200-500

In total, that's $2500-5000.

Obviously, it will depend on specific materials and the specific contractors, but for mid-range materials and given your location, that's probably a reasonable estimate.

Also, you didn't mention new lighting fixtures, new window(s), new door or anything else, so those might be additional costs to consider.  And this assumes you don't need to pull permits.

Btw, BiggerPockets has a book on how to estimate rehab costs:  "The Book on Estimating Rehab Costs."  It's sold here on the site and on Amazon.

Disclaimer:  I'm the author of the book.

Ryan Wilkerson · Answer

@J Scott I know you have new revised versions of your books coming out in a month or two, having read the first versions how much of a difference would you say there is in rehab costs today vs. 5 years ago with labor and material costing more now. I realize this is a loaded rather vague question, just curious about a ballpark percentage. Looking forward to reading the new versions!

Mitchell Litam · Answer

Thanks everyone for the comments!

I was going to order @J Scott s book but saw there was a new version coming out and I was very excited. I already pre-ordered it. I love when new editions come out because I love the most updated information.

@Kenneth Garrett Thank you for that. It was exactly what I was looking for. I was hoping to do most the work myself but again I am not very handy. Ill contract any plumbing stuff there is for sure.

@Ken Barnett very detailed description of what I need. Ill have to watch some youtube videos to see how to do all that. I have heard to never pay contractors up front so thanks again for reinforcing that!

Anthony Wick · Answer

I was going to comment, but then I saw @J Scott did. So instead, I'm going to open my copy of "The Book on Estimating Rehab Costs" and read and learn some more.

Ken Barnett · Answer

Yes you absolutely need to learn what rehab cost are! The vastly different cost shown here in the replies are why.

I can’t recommend a book as I haven’t read any that deal with this. Plus material cost can vary wildly depending on area, time of year, natural disasters, quality of finish, brand, size, etc.

I personally expect a small bathroom rehab to be done in about a week and that the area be kept clean throughout the process.

DO NOT PAY CONTRACTORS UP FRONT!

A bathroom this size is very easy to do.

Materials will be.

2x4’s and plywood

Concrete board or green board

Bathtub

Bathtub faucet

Bathtub p-trap plumbing assembly

Vanity

Vanity top

Vanity faucet

Vanity faucet supply lines

Vanity p-trap

Toilet

Additional toilet wax ring

Toilet supply line

Drywall

Drywall mud and tape

Paint

The above are the basics that every bathroom rehab will need.

New shut off valves

New plugs and switches

New plug and switch covers

New exhaust fan/ heater

Register cover

Baseboards

Mirror

Pre-hung door

Door hardware

Door stop

Flooring

The above will be needed for a complete rehab.

Know that in a bathroom rehab there will always be some water damage to the existing wood. If there is a window in the shower expect extensive water damage. If the house has been a rental expect water damage around the toilet.

In my neck of the woods you can very easily do a basic bathroom rehab for $2500 running the contractors yourself.

If you use a general contractor expect this price to double/triple.

Also if I haven’t worked with a contractor before then everything gets written down. Time frame, material cost, labor cost, who provides materials, finish date, daily amount contractor starts loosing after missing finish date, draw schedule. Plus I always set up a scope of work.

I can’t stress this enough!

DO NOT PAY CONTRACTORS UP FRONT!

Hope this helps, Ken

Kenneth Garrett · Answer

@Mitchell Litam

Rehab cost very quite dramatically based on materials and labor.  Most of the bathtubs we try to refinish for about 400-500.  Depending on the condition.  Flooring will cost another 400 if that is the only floor.  Vanity about 300 installed.  Drywall repairs and paint 500.  Miscellaneous bath kit for towel bars,  bath accessories installed 200.  Plumbing fixtures installed 200.  Toilet installed 300. $2400.  Ifctou tear out the tub another 500.  Total 2500-3000 range. Tile or surround in tub/shower will effect the cost depending on which route you go.

You need to understand rehab costs so you can have intelligent conversations with your contractor and keep them honest otherwise you will have no clue.

Good Luck.

John D. · Answer

If it's original to 1945, best to budget for additional expense and some electrical and plumbing upgrades.

J Scott · Answer

Obviously depends on the market, but about 30% average increase in pricing is what I found talking to investors across the country.  Some materials -- like lumber and paint -- have gone up a lot more than 30%, so certain tasks are skewed more than others.

Mitchell Litam · Answer

@J Scott Wow what an honor having such an esteemed guest respond.

Thank you so much for breaking that down. That was exactly what I was looking for.

I think the bathroom was installed in 1945 when it was re-renovated so hopefully I wouldn't have to update too many things.

I will 100% pick up your book. I just didnt know what the book was about cause the title wasnt clear what it was about.  Maybe a more direct title would help haha

Is this a realistic bathroom estimate?

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