Repair Timeline Scenarios
Repair Comparisons To Help Home Sellers Make Informed Decisions About Selling As-Is
This guide provides a comprehensive overview of the typical timelines for various levels of repairs, helping you make informed decisions about whether to fix up your property or sell it as-is.
1. Timeline Overview by Repair Level
Minimal Repairs (Cosmetic Updates Only)
Timeline Range: 1-3 weeks
Typical Work Includes:
- Fresh interior paint
- Minor patching/drywall repair
- Basic landscaping cleanup
- Deep cleaning
- Fixture replacement (lighting, faucets, etc.)
- Carpet cleaning or basic flooring touch-ups
Why This Timeline:
With minimal repairs, professional crews can typically complete all work within 1-3 weeks, depending on the size of the property. These projects don't require permits, specialized contractors, or long lead times for materials.
Example Scenario:
A 3-bedroom house in good structural condition that only needs fresh paint, light fixture replacements, and landscaping cleanup could be ready for resale in as little as 10 days with a full-time crew of 3-4 workers.
Moderate Repairs (Cosmetic Plus Some Functional Updates)
Timeline Range: 3-8 weeks
Typical Work Includes:
- Everything in minimal repairs, plus:
- Kitchen cabinet refacing or replacement
- Countertop replacement
- New appliances
- Bathroom updates (new vanities, tub reglazing)
- Flooring replacement throughout
- Minor electrical updates
- Minor plumbing fixes
- Window replacements
Why This Timeline:
Moderate repairs introduce more complexity, requiring coordination between different types of contractors (flooring specialists, plumbers, electricians, etc.). Material ordering and delivery also extend the timeline, especially for custom items like countertops which may have 1-2 week lead times.
Example Scenario:
A 1990s-era home requiring kitchen countertop replacement, new flooring throughout, bathroom vanity updates, and window replacements would typically take 4-6 weeks to complete with proper project management.
Major Repairs (Substantial Renovations)
Timeline Range: 8-16 weeks
Typical Work Includes:
- Everything in moderate repairs, plus:
- Complete kitchen remodel
- Full bathroom renovations
- HVAC replacement
- Roof replacement
- Major electrical upgrades (panel replacement, rewiring)
- Major plumbing work
- Interior wall reconfiguration
- Extensive drywall repair
- External siding replacement
Why This Timeline:
Major repairs require permits, inspections, and specialized contractors working in a coordinated sequence. These projects often uncover hidden issues once walls or floors are opened up, which can add unexpected time to the schedule.
Example Scenario:
A 1960s home requiring a full kitchen remodel, two bathroom renovations, electrical panel upgrade, and roof replacement would typically take 10-12 weeks, assuming no major surprises during the renovation process.
Complete Rehabilitation (Down to Studs)
Timeline Range: 4-8 months
Typical Work Includes:
- Everything in major repairs, plus:
- Foundation repairs
- Structural modifications
- Complete gut renovation
- Additions or significant square footage changes
- Complete replumbing/rewiring
- Mold or asbestos remediation
- Major site work/drainage issues
Why This Timeline:
Complete rehabilitations essentially rebuild the home from the inside out. These projects require extensive permitting, multiple inspections throughout the process, architectural plans, and careful sequencing of specialized contractors.
Example Scenario:
A property with foundation issues, outdated electrical and plumbing systems requiring complete replacement, and structural modifications would typically take 6 months to rehabilitate properly.
2. Timeline Variations by Property Type
Single-Family Homes
- Generally follow the timelines above based on repair level
- Add 1-2 weeks for homes larger than 3,000 sq ft
Condominiums/Townhomes
- May require HOA approval for certain renovations (add 1-4 weeks)
- Often have restrictions on working hours (add 10-20% to timeline)
- Usually have simplified exterior work requirements (subtract 1-2 weeks if exterior work minimal)
Multi-Unit Properties
- Add 2-4 weeks per additional unit for similar repair levels
- Can sometimes create efficiencies through parallel work (subtract 10-15% if using large crews)
3. Timeline Impact Factors
Property Access Considerations
- Vacant Property: Follows standard timeline
- Occupied During Repairs: Add 30-50% to timeline
- Remote/Rural Location: Add 10-20% for contractor travel time
Season and Weather Impact
- Summer/Optimal Weather: Standard timeline
- Winter/Rainy Season: Add 10-30% for exterior work
- Holiday Seasons: Add 1-2 weeks during November-December
Local Market Factors
- Contractor Availability in Hot Markets: May add 2-4 weeks to start date
- Permit Processing Times: Can vary from 1 day to 8 weeks depending on locality
- Material Availability: Can add 1-12 weeks depending on supply chain conditions
4. Home Repair Timeline Examples
Example 1: Quick Flip (Minimal Repairs)
Property: 3-bed, 2-bath single-family home in stable condition
Repair Level: Minimal (cosmetic updates only)
Timeline Breakdown:
- Repair planning and contractor scheduling: 3-5 days
- Repair execution: 7-30 days
- Final cleaning and staging: 1-2 days
Total Timeline: 11-37 days (approximately 1-2 months)
Example 2: Standard Renovation (Moderate Repairs)
Property: 3-bed, 2-bath single-family home with dated finishes
Repair Level: Moderate
Timeline Breakdown:
- Repair planning and contractor scheduling: 5-10 days
- Repair execution: 21-90 days
- Final cleaning and staging: 2-3 days
Total Timeline: 28-103 days (approximately 1-3 months)
Example 3: Major Overhaul (Major Repairs)
Property: 4-bed, 3-bath older home with functional obsolescence
Repair Level: Major
Timeline Breakdown:
- Planning, design, and permitting: 14-28 days
- Contractor scheduling and material ordering: 7-30 days
- Repair execution: 56-112 days
- Final cleaning and staging: 3-5 days
Total Timeline: 80-175 days (approximately 3-6 months)
Example 4: Complete Rehabilitation
Property: Historic or severely distressed property
Repair Level: Complete rehabilitation
Timeline Breakdown:
- Architectural plans and engineering: 21-45 days
- Permitting process: 14-60 days
- Contractor scheduling and material ordering: 14-30 days
- Repair execution: 120-240 days
- Final cleaning and staging: 5-7 days
Total Timeline: 174-382 days (approximately 6-13 months)
5. Risk Factors for Timeline Extensions
Common Delay Causes and Added Time
| Issue | Typical Additional Time |
|---|---|
| Hidden water damage | 1-4 weeks |
| Mold discovery | 1-3 weeks |
| Termite/pest damage | 1-3 weeks |
| Foundation issues | 3-12 weeks |
| Permit delays | 2-8 weeks |
| Failed inspections | 1-3 weeks per occurrence |
| Material back-orders | 1-12 weeks |
| Contractor scheduling conflicts | 1-4 weeks |
| Weather delays | 1-8 weeks (seasonal) |
Mitigation Strategies
- Thorough pre-purchase inspections can identify many hidden issues
- Building contingency time of 20% into renovation schedules
- Pre-ordering materials with long lead times
- Lining up backup contractors for critical path elements
- Prioritizing work that affects timeline dependencies (structural before cosmetic)
6. Cash Buyer Advantages for Timeline Reduction
Financing-Related Time Savings
- No lender-required appraisal: Saves 1-2 weeks
- No loan underwriting process: Saves 2-4 weeks
- No lender-required repairs before closing: Saves varies (1-8 weeks)
Flexibility-Related Time Savings
- Ability to purchase truly "as-is": Saves 1-3 weeks on negotiation
- No financing contingencies: Saves 1-2 weeks on closing timeline
- Simplified closing process: Saves 1-2 weeks on paperwork
7. Repair Level Comparison Table
| Factor | Minimal Repairs | Moderate Repairs | Major Repairs | Complete Rehabilitation |
|---|---|---|---|---|
| Timeline Range | 1-3 weeks | 3-8 weeks | 8-16 weeks | 4-8 months |
| Cost Range (% of ARV) | 2-5% | 6-12% | 15-25% | 30-50%+ |
| Permits Required | Rarely | Sometimes | Always | Extensive |
| Contractor Types | 1-2 specialists | 3-5 specialists | 5-8 specialists | 10+ specialists |
| Common Projects | Painting, cleaning, landscaping, fixtures | Countertops, flooring, appliances, minor plumbing | Kitchen/bath remodels, roof, HVAC, electrical upgrades | Foundation, structural work, full gut renovation |
| DIY Potential | High | Moderate | Low | Very Low |
| Inspection Points | 1 final | 2-3 | 4-6 | 8-12+ |
| Material Lead Times | 1-3 days | 1-3 weeks | 2-6 weeks | 4-12 weeks |
| Expected ROI Impact | 1.5-2x cost | 1.2-1.5x cost | 1-1.2x cost | 0.8-1x cost |
| Buyer Pool Size | Largest | Large | Moderate | Smallest |
| Hidden Issue Risk | Low | Moderate | High | Very High |
8. Conclusion and Key Takeaways
- Plan for the unexpected: Always add a 20% time buffer to even the most carefully planned renovation timeline.
- Know your market: Local factors like permit times, contractor availability, and seasonal considerations can significantly impact timelines.
- Level of repair dictates timeline: The scope of work is the primary driver of how long a project will take.
- Cash buyers have timeline advantages: With no financing contingencies or lender requirements, cash transactions can close faster and start renovations sooner.
- Property type matters: Consider how single-family, condo/townhome, or multi-unit status affects your renovation timeline.
Note: This comparison is for illustrative purposes. Actual figures will vary based on property condition, local contractors and pricing, and availability of materials. For more information on comparing selling your home to Danny Buys Houses (as-is) versus fixing and selling the traditional way, see our detailed comparison.