🛠️ How to Flip a House That Needs a Full Gut and Rebuild
If you’re tackling a property that’s stripped down to the studs — or should be — flipping it successfully requires a clear plan, tight budgeting, and experienced execution. Here’s my professional workflow for flipping a house that needs to be completely gutted and rebuilt, step-by-step: ⸻
1. 🏚️ Initial Walkthrough & Scope • Assess the property’s structural integrity, layout, and rehab potential • Identify safety issues, major damage, or code violations • Start estimating rehab costs and determine whether it’s a flip or BRRRR
2. 📐 Create a Budget & Rehab Plan • Define the construction scope: demo, framing, layout changes, systems, finishes • Build your Estimated Order of Repairs (EOR) • Factor in holding costs, utilities, and contractor overhead
3. 📋 Pull Permits & Finalize Layout • Submit architectural plans if needed • Pull demo, electrical, plumbing, HVAC, and framing permits • Meet with the city (if required) and ensure you’re code-compliant
4. 🧹 Demo & Cleanup • Full gut of interiors: walls, floors, ceilings, kitchen, baths • Remove old wiring, plumbing, damaged framing, insulation • Clean out crawl space, attic, and garage
5. 📏 Rough Framing & Structural Work • Reframe layout changes (if relocating walls, bathrooms, etc.) • Repair or replace damaged joists, subfloor, or roof structure • Prep for mechanical installation
6. 🔌 Install Major Systems (Rough-Ins) • Electrical: rewire entire house, new panel, outlets, fixtures • Plumbing: new supply lines, drain lines, water heater, venting • HVAC: ducts, furnace, AC/mini splits (as needed) • Schedule rough-in inspections before covering walls
7. 🧱 Insulation & Drywall • Spray foam, batt, or blown-in insulation as required • Hang, tape, mud, and finish drywall throughout
8. 🎨 Interior Finishes & Fixtures • Paint (ceilings, walls, trim) • Install kitchen cabinets, vanities, countertops • Set toilets, tubs, faucets, hardware • Install lighting, switches, and outlets
9. 🪵 Flooring & Trim • Install LVP, tile, or carpet (after paint & cabinets are in) • Baseboards, crown molding, interior doors, door hardware
10. 🪟 Windows, Exterior Doors & Siding • Replace all windows and doors for curb appeal and energy efficiency • Repair/replace siding or paint the exterior • Install exterior lighting and house numbers
11. 🏡 Landscaping & Exterior Touch-Ups • Grade yard if needed for drainage • Clean up overgrowth, mulch, trim trees, install basic hardscaping • Power wash, paint porch or deck
12. 🧼 Final Punch List • Blue tape walkthrough with contractor • Fix any dings, paint touch-ups, squeaks, or missing items • Deep clean entire house and stage if desired
13. 📸 Marketing & Listing • Take pro photos and/or video tours • List with compelling copy and strong comps • Host showings, open houses, and track offers
14. 💼 Sell & Close • Review offers, negotiate final sale price • Coordinate with title, lender, and buyer’s agent • Close and collect profit 💰