New kitchen countertops, Updated plumbing fixtures in upper and lower kitchens and all bathrooms, Stainless steel appliances, new showers, tubs and tiling in all 3 bathrooms, LVP flooring throughout bedrooms and basement, two newly repaired large back decks, LED can lighting throughout basement, fresh interior and exterior paint, new gutters, brand new 1.5 ton lower level heat pump, and brand new roof.

Kitchen needs to be repainted, but looks ok and comes with dishwasher, new fridge, good stove, and dryer (washer will come but is broken).Master bedroom has no flooring (its concrete now), and has graffiti on the concrete.AC unit is less than 2 years old.What is concerning is the garage.

As a  step 1, working on to add a kitchen in my primary home basement to rent it out (working with an architect to get a plan to get approval from city).

.- Count KITCHENS + BATHS and use unit costs to sanity-check totals.- Check CITY PERMITS + CODE items early (they’re budget busters).- Get 2–3 CONTRACTOR BIDS on the same scope-of-work.- Add a 10–20% CONTINGENCY (older homes deserve it)- Include HOLDING COSTS: financing, utilities, trash, insurance, lawn- Match FINISH LEVEL to the neighborhood + your ARV (don’t over-improve)- Hunt HIDDEN ISSUES: water intrusion, termites, mold- Take measurements + photos, then build a repeatable 'Statement of Work' templateThoughts?

In a few days time, he had all the cabinets off the walls and sink removed from the kitchen.

I just did a rental that had to be basically redone top to bottom, and we had to do everything from remove a sub panel that we did not think we had to do to re-pipe a lot of the house due to the old piping and moving the kitchen around. 

Demo always generates more waste than you think, and if you're doing a full kitchen gut + bathroom, you're looking at 2–3 dumpster pulls minimum.

How much do HOA restrictions impact renovation plans (flooring, kitchens, bathrooms, etc.)?

Two very large bedrooms and baths, living, dining, kitchen, laundry room. 

If I were to do a cost seg later in 2026 for my 2026 taxes does it make sense (if I have the money) to do ALL of my improvements in year one on this property (windows, mini-splits, new kitchen appliances, roof) so that I obtain the maximum number of years from these items (meaning they are no longer old) for purposes of the cost segregation.