The $18,700 Rehab That Turned a Vacancy into a Waiting List

Month three of vacancy tests your patience and your plan.
Every morning I unlocked the same tired unit: soft spots in the floor, a tub that sighed instead of draining, yellowed walls, and an inspector’s fail sheet I kept pretending not to see. The cheap fix was tempting—slap on paint, cross my fingers, and hope. But hope doesn’t pass inspections and it doesn’t lower maintenance calls. I finally drew a line: fix it once, fix it right, cap the spend at $18,700, and aim higher than “filled.” The goal was a waiting list and a calm, predictable turn.

The unit and the why

3BR/1BA on a working-class block with steady voucher demand.
Not luxury—just good bones, decent light, and a family-friendly layout.
I was chasing four things: safe, clean, pass-first, low-maintenance.

My rule of thumb:

40% compliance (HQS must-haves)
40% livability (what a family feels on day one)
20% smart upgrades (supports rent reasonableness and reduces future headaches)

The rehab budget (what I paid for—and why)

Total: $18,700. Tight, targeted, built to pass and to last.

Paint & patch – $2,400: Neutral, bright, and forgiving.
LVP floors – $2,800: Durable, easy to clean, kid-proof.
Kitchen updates – $2,250: Counter + sink/faucet, cabinet refresh, anti-tip bracket.
Bathroom refresh – $1,600: Reglazed tub, new vanity/toilet, proper vent & caulk.
Electrical & lighting – $880: GFCI where required, new plates, bright LEDs.
Plumbing fixes – $550: Traps, angle stops, no mystery leaks.
Door & lock hardware – $450: Safety you can feel.
Deep clean & pest – $400: Reset to zero.
Windows/screens – $600: Locking, smooth, no drafts.
HVAC service – $350: Heat safe, filters changed.
Appliances – $1,250: Clean, reliable fridge + range.
Exterior handrail/steps – $900: Pass-or-fail safety—done right.
Trash haul/dumpster – $650: Work clean, finish clean.
Staging & photos – $250: Simple props, honest angles.
Permits/fees – $270: Paperwork now, peace later.
Contingency – $1,870: Because something always pops up.

No marble. No designer backsplash. Just the stuff that matters.

The 24-day sprint (how we moved fast)

Days 1–3: Demo, patch, pest treatment, materials ordered.
Days 4–10: Floors down, walls rolled, basic electrical & plumbing.
Days 11–15: Kitchen/bath finishes, detectors installed, new hardware.
Days 16–18: Appliances set, exterior rail, deep clean.
Days 19–21: Punch list (tighten outlets, ease doors, seal & caulk).
Days 22–24: Photos, listing, pre-screen form live.

I taped a Pre-Inspection Checklist to the front door and had each trade initial their part. Small habit, big payoff.

The inspection (real talk)

First visit: two easy misses—a CO detector and a fussy GFCI.
We fixed them the same day, emailed photos, and asked for the earliest re-inspection.
48 hours later—PASS. The inspector shrugged: “We don’t need perfect. We need safe.” Exactly.

How the waiting list happened

1) Honest listing

“3BR/1BA—Vouchers Welcome. Fresh rehab, LVP floors, bright kitchen, near [transit/schools]. Tenant pays [utilities]. Consistent, fair screening.” Real photos. No wide-angle tricks.

2) Pre-screen + batched showings

Short form (voucher size, household, move-in timing, caseworker).
Then two group showings back-to-back. Momentum for everyone.

3) Caseworker outreach

One-page unit sheet + photos, and my showing slots. Asked for pre-approved households.

Result: 30+ inquiries, 10+ showings, multiple complete applications, and two ready backups.

The human part

My new resident is a single parent starting a new job across town, with a kid who loves soccer. We handed over a Welcome folder with: how to pay their portion, how to submit maintenance, trash day, parking, and emergency numbers. The best moment wasn’t the deposit—it was watching them exhale when they saw clean floors, working blinds, and a quiet bathroom fan. That’s the win.

What I’d repeat vs. what I’d skip

Repeat every time

LVP floors, bright LEDs, quiet exhaust fans
Fresh caulk and a real deep clean (yes, baseboards)
The anti-tip bracket
The pre-inspection checklist and door-taped punch list

Skip without guilt

Fancy tile backsplashes
Top-shelf appliances
Anything that pushes you past rent reasonableness

The simple system that kept me sane

Door checklist: inspector points in plain sight.
Vendor SOPs: photos before/after, invoices labeled by room & date.
Pre-screen + group showings: less back-and-forth, more progress.
PHA email templates:
- “RFTA submitted—earliest inspection?”
- “Repairs complete—earliest re-inspection?”
- “Comps attached for rent reasonableness.”

Copy/paste Caseworker note

“Hi [Name], I have a clean 3BR at [Address]. Photos attached. Two showing slots on [Day/Time]. If you have a pre-approved household that fits, I’d love to meet them.”

Copy/paste—Re-inspection ask

“Repairs are complete (photos attached). May I please have the earliest re-inspection slot? Thank you.”

Hard truths (from someone who’s skinned their knees)

Skip detectors, GFCIs, or handrails and you’re asking to fail.
Half-ready units waste your time and burn trust.
Over-rehabbing feels good on Instagram and bad in your bank account.
Families don’t need luxury—they need safe, clean, predictable.

The payoff

In a few weeks, the quiet, embarrassing vacancy became a steady family home—and yes, a waiting list. The unit passed, the rent appraised well, and maintenance calls slowed to almost nothing. The biggest change was how calm the turn felt. A focused rehab buys speed, safety, predictability, and peace.

I didn’t buy granite.
I bought a line at the door.

Want the tools I used?

If you want, I’ll package the $18.7K Rehab Scope, the Pre-Inspection Checklist, and my PHA email templates as simple PDFs you can download and reuse.