I don't have a property. I'm trying to build the budget sheet first so I'm not doing arithmetic in someone's driveway.
So far I have paint, flooring, light fixtures, cabinet hardware, landscaping, cleaning, and a line for permits I'm not sure applies to cosmetic work. My guess for a 1,200 square foot three bed is 22k. What am I missing that always shows up?
Dumpsters, twice. Utilities on during the whole reno, and a flip is on the vacant rate which is not the homeowner rate. Lockbox and key changes. The cleaning after the cleaning. Staging or at least a photo package. Whatever the buyer asks for after inspection, which on a cosmetic flip is usually 1,500 to 3,000 of small stuff you decided to skip. And a real contingency, 10 percent minimum, sitting outside your 22 rather than hidden inside it.
Permits vary by state and often by city, and interior paint and flooring usually don't need one while swapping a water heater or moving a light circuit often does. Call the building department before you buy and ask what triggers a permit there, they'll tell you for free.