What is a scope of work for a flip?

It's a detailed, room-by-room list of every task, material, and finish a renovation requires. It turns a lump-sum budget into specific line items so contractors can bid accurately and you can control change orders.

Why is a scope of work important?

A clear SOW produces comparable bids, prevents misunderstandings, and is your best defense against cost overruns and contractor disputes. Attaching it to the contract documents exactly what was agreed.

Free template

House Flip Scope of Work Template (Free)

The single best defense against overruns and contractor disputes — done line by line.

Quick answer

A scope of work (SOW) is the detailed, room-by-room list of every task, material, and finish a renovation requires. A good flip SOW is organized by area and system — exterior, mechanicals, kitchen, baths, and each room — so contractors bid apples-to-apples and you avoid change-order surprises. Use the structure below as your template.

A scope of work turns a vague "rehab budget" into specific line items contractors can price accurately. The tighter your SOW, the more comparable your bids and the fewer change orders mid-project. Copy the structure below into a doc or spreadsheet and fill in the specifics for your property.

Project info

Property address
Target start and completion dates
Permit responsibility
Who supplies materials (you vs. contractor)

Exterior

Roof: repair / replace
Siding / paint
Gutters & downspouts
Windows & exterior doors
Landscaping & curb appeal
Driveway / walkways
Garage

Mechanicals

Electrical: panel, circuits, fixtures, code corrections
Plumbing: supply, drains, water heater, fixtures
HVAC: furnace, AC, ductwork, thermostat
Insulation

Kitchen

Cabinets
Countertops
Appliances
Sink & faucet
Backsplash
Flooring
Lighting

Bathrooms (per bath)

Vanity & top
Toilet
Tub / shower
Tile & flooring
Fixtures, lighting, mirror, exhaust fan

Interior (each room)

Drywall repair
Paint (walls, ceilings, trim)
Flooring
Interior doors & hardware
Trim & baseboards
Lighting & switches/outlets

How to use it

Walk the property and mark each line item as repair, replace, or leave.
Specify materials and finishes so bids are comparable (e.g., "LVP flooring," "quartz counters").
Send the same SOW to every contractor so you can compare bids apples-to-apples.
Attach it to the contract so the agreed scope is documented and change orders are explicit.

Skip the spreadsheets — do it in FlipOS

FlipOS builds your scope, budget, draw schedule, and deal analysis digitally and keeps them tied to each project. 14-day free trial, no credit card.

Get started free

Frequently asked questions

What is a scope of work for a flip?: It's a detailed, room-by-room list of every task, material, and finish a renovation requires. It turns a lump-sum budget into specific line items so contractors can bid accurately and you can control change orders.
Why is a scope of work important?: A clear SOW produces comparable bids, prevents misunderstandings, and is your best defense against cost overruns and contractor disputes. Attaching it to the contract documents exactly what was agreed.