01
Walk-through
We meet you at the property. 60-90 minutes. We measure, photograph, identify obvious surprises (knob-and-tube, galvanized supply, lead paint, structural issues).
Gut Rehab · Baltimore
Full Gut Rehab in Baltimore.
Down to studs. Back to rent-ready. 4 to 10 weeks. One number from quote to keys.
MHIC #149066 Fully insured 40 Google reviews Baltimore-based
Real Numbers
Why investors and homeowners come back for the next gut.
A full gut rehab in Baltimore is the most demanding renovation scope we do — and the most rewarding when it goes right. We've completed dozens of them across Baltimore City rowhomes and county detached homes since 2018, including HABC Section-8 turn-key rehabs, fix-and-flip investor projects, and owner-occupant homeowner gut-rebuilds.
A typical gut rehab at Monarch Bay Renovations runs $80,000 to $300,000+, depending on square footage, finish level, and structural scope. A 1,200 SF Baltimore City rowhome shell-out to rent-ready: about $80K. A 2,000 SF rowhome with new kitchen, two new baths, and refinished floors: about $140K. A historic district property with CHAP-compliant exterior restoration: $180K-$300K. We quote the whole job — gut, finish, permits — as one number.
What's Included
What our scope covers.
- Demo to studs — drywall, flooring, fixtures, cabinets, mechanical demo. Protected staging. Dumpsters on site.
- Foundation + structural review — engineering review of beams, joists, columns if alteration needed. Underpinning if basement is being added.
- Electrical replacement — full panel upgrade to 200 amp, new branch circuits, GFCI/AFCI to code, recessed lighting layout.
- Plumbing replacement — supply lines (replace galvanized/lead with PEX or copper), drain stack replacement if needed, new water heater.
- HVAC replacement — new system sized to actual rebuild, ductwork modifications, smart thermostat.
- Insulation + drywall — exterior wall insulation to current code, drywall + paint throughout, trim and baseboards.
- Kitchen — new cabinets, granite or quartz counters, LVP or tile flooring, sink + faucet, appliances optional.
- Bathrooms — full gut, tile, vanities, fixtures, exhaust fans, waterproofing.
- Flooring — LVP throughout main living area, tile in baths, or refinished original hardwood if the existing floor merits preservation.
- Permits + inspections — building, plumbing, electrical, mechanical permits pulled and inspections coordinated.
Our Process
Step by step.
02
Scope + Price
Written line-itemed scope and single price within 72 hours. We tell you which items are flex (finish level, appliance package) and which are locked (permits, mechanical, structural).
03
Contract + Permits
Standard MBR construction contract via Zoho Sign. We pull permits in parallel with deposit collection. Schedule locked.
04
Demo + Mechanical Rough-in
Demo to studs. Electrical, plumbing, HVAC rough-in. Rough inspections. Typically 1-2 weeks for shell-out rehabs, 2-3 weeks for larger scopes.
05
Insulation, Drywall, Finishes
Insulation, drywall, paint, flooring, tile, cabinetry, fixtures, trim. The longest phase — 3-6 weeks depending on scope.
06
Final Inspection + Walkthrough
Final building inspection. Punch-list walk with you. Punch closes in 5 days max.
The Baltimore Context
What you need to know.
Baltimore gut rehab realities
Most Baltimore homes are over 100 years old. That means the gut rehab almost always reveals issues that weren't visible on the walk-through: knob-and-tube wiring buried behind plaster, galvanized supply lines that look fine on the outside but are 70% closed inside, original cast-iron drain stacks rusted at every joint, lead paint on every painted surface, original plaster on lath that's debonded from the lath in 30% of the wall area.
We assume all of this is in play when we scope a gut rehab. Our estimates include the cost of replacing the obvious systems (electrical, plumbing) to current code. We include a 5-10% contingency for unforeseen items (we communicate when we hit them and explain the change). We do NOT do "low ball + surprise the owner with $30K of change orders at week 4" — that's the industry stereotype we built our business against.
What the $80K to $300K really buys
$80K is the Baltimore City 1,200 SF rowhome shell-out to rent-ready — investor finish level (LVP everywhere, basic cabinets, granite remnant counters, no luxury upgrades). $140K is the 2,000 SF rowhome with homeowner-grade finishes (semi-custom cabinets, real quartz counters, refinished original hardwood, marble bath). $250K is the 2,400 SF gut rehab in a Federal Hill or Mount Vernon historic district with CHAP-compliant exterior restoration, custom cabinets, and stone counters. $300K+ is for larger homes (3,000+ SF) or projects that include a major addition.
Why HABC and insurance work matters
About half our gut rehab volume is investor or HABC work. The other half is insurance restoration (kitchen fires, water damage, vehicle into the front of the house). The combined experience means we can deal with adjusters who push back on line-item pricing, code-required upgrades that the insurance company doesn't want to cover, and tenants who can't be displaced for the full schedule. If your project has any of those wrinkles, we've been through it.
Common Questions
Answered honestly.
How much does a Baltimore gut rehab cost?
Full gut rehabs at MBR run $80K to $300K+ depending on size, finish level, and scope. A 1,200 SF Baltimore City rowhome shell-out to rent-ready is typically $80K. A 2,000 SF rowhome with new kitchen, two new baths, and refinished hardwood floors is typically $140K. CHAP-overlay historic district properties with exterior restoration scope run $180K-$300K.
How long does a gut rehab take?
Most gut rehabs take 4 to 10 weeks from demo to final walkthrough. The biggest variables are: (a) whether plumbing/electrical replacement is full-stack or selective; (b) custom cabinet lead time (typically 4-6 weeks); (c) whether the property is in a CHAP historic overlay (adds 4-8 weeks for exterior CHAP review).
Do you work for real estate investors and flippers?
Yes. About half our gut rehab volume is investor / fix-and-flip work. We understand the investor math — speed matters, every week of carry costs you, and the finish needs to be rent-ready or appraisal-ready, not luxury-grade. We have a separate scope sheet for investor jobs that focuses on durability and broad-appeal finishes.
Do you handle Section 8 / HABC inspections?
Yes. We've completed dozens of Baltimore Housing Authority (HABC) Section-8 rehabs. We know what fails HQS inspection — outlet covers, GFCI placement, smoke/CO detector wiring, window egress, lead-paint clearance certificates. We aim to pass HABC inspection on the first walk.
Will you work with my architect or designer?
Yes. About 1 in 3 of our gut rehabs comes with an architect-drawn plan set. We bid off the architect's drawings, coordinate with them during construction, and bring back the as-built modifications at completion. Designer relationships are similar — we work with several Baltimore-area interior designers and respect their finish specifications.
Can you do a gut rehab on a property I just bought?
Yes — investor or owner-occupant. The fastest path is: you sign contract, we walk the property with you, we issue scope + price within 72 hours, sign contract, we pull permits while you complete settlement / receive the keys. Many of our investor clients have us start the demo phase the same week they close.
Ready to start?
Free in-person walk-through. Written estimate in 48 hours.