What a Full Gut Rehab Actually Costs in South Florida

The Baseline Range

A full gut rehab in South Florida — interior down to studs, all systems replaced, finish work throughout — runs $150 to $300 per square foot for the construction work alone, not including soft costs. Projects that also include exterior envelope upgrades (impact windows, roofing, stucco), structural changes, or full bathroom and kitchen packages at higher finish levels run $250 to $450 per square foot. At the upper end — custom millwork, imported tile, high-end appliances, full smart home integration — costs can exceed $500 per square foot. These are construction costs only. Architect fees, engineering, permits, and contingency are separate.

What Drives the Higher Cost in South Florida

• Hurricane code requirements: Every window and door opening in Miami-Dade and Broward must be protected with impact-rated glazing or approved shutters. HVHZ-compliant impact windows run $600–$900 per linear foot installed — significantly more than standard windows.
• Aging infrastructure: A gut rehab on a 1960s or 1970s CBS home will almost always uncover issues — galvanized plumbing that needs full replacement, undersized electrical panels, older wiring that doesn't meet current code, and sometimes mold or moisture damage behind walls.
• Licensed trade costs: Plumbing, electrical, HVAC, and structural work all require licensed contractors in Florida. Skilled trades in South Florida are in high demand, and licensed contractor labor runs higher than national averages.
• Material costs: Material prices in 2025–2026 remain 15–20% above pre-2020 levels despite partial stabilization. Lumber, drywall, copper, and PVC have all held elevated.

Major Line Items and What They Cost

• Electrical panel upgrade (from 100A to 200A): $8,000–$15,000 installed, including the panel and service entrance work
• Full plumbing re-pipe (copper or PEX throughout): $10,000–$25,000 depending on home size and whether the slab has to be accessed
• HVAC system replacement: $12,000–$20,000 for a properly sized, Florida Energy Code-compliant system in a 2,000 sq ft home
• Impact windows and doors (HVHZ-rated): $30,000–$80,000+ depending on quantity and glass type
• Roof replacement: $15,000–$35,000 for a typical residential re-roof with code-compliant underlayment and fastening
• Kitchen renovation (mid-range): $50,000–$90,000 with semi-custom cabinetry, quartz counters, and standard appliances
• Two full bathrooms (mid-range): $25,000–$45,000 combined
• Flooring throughout (2,000 sq ft): $15,000–$30,000 depending on material
• Drywall, insulation, and paint throughout: $25,000–$45,000

Soft Costs That Don't Show Up in Contractor Bids

The construction contract covers construction. It doesn't cover architect fees (typically 8–12% of construction cost for full drawings), structural engineering ($3,000–$8,000), permit fees ($5,000–$15,000 depending on scope and jurisdiction), material selection allowances that run over budget, furniture, landscaping, or temporary living costs while the project runs. Budget these separately — they're real costs and they add up.

The Contingency Line

A gut rehab always reveals something behind the walls. Plan for it. A 10–15% contingency on construction cost is not pessimistic — it's accurate. Projects in older South Florida homes regularly surface surprises: elevated slab, galvanized drain lines that weren't on any plan, termite damage in framing that was covered by drywall, or mold in wall cavities from a window leak that went unaddressed for years. These aren't the contractor's fault and they're not yours — they're just what happens when you open up walls in a 40-year-old home.

How Bids Can Look Different for the Same Job

It's common to get gut rehab bids that vary by $80,000 or more on the same house. That spread usually means one of three things: the low bidder hasn't fully read the scope, the low bidder is planning to underprice upfront and make margin on change orders, or different bidders are specifying different quality levels for finishes and subcontractors. The right question to ask isn't 'which is cheapest' — it's 'what is each bidder actually including.' A detailed line-item bid tells you this. A lump sum doesn't.