Asking for itemization sounds smart, but it usually backfires.

This is one of the biggest mistakes I’ve ever made with rehab properties, especially on turns, appraisals, or any situation where you don’t need specific upgrades. Asking for itemization sounds smart, but it usually backfires. Itemized bids let contractors hide higher prices inside each line, add more to the bill later, and even excuse themselves from things they “didn’t see” because it wasn’t written down.

My advice for turns is simple. Give them the whole job. One price. Clear end goal. In exchange, you build in a little bit of “insurance.” If something big comes up, you cover it. That approach almost always costs less, moves faster, and avoids the nickel-and-dime chaos that itemized rehabs create.