The House Truth Field Notes

How to Write a Single-Family Rental Renovation Scope of Work

Walk the home room by room. Check water first, put systems before finishes, and scope for the worst condition you actually found. For every repair, write down the location, quantity, unit, work to perform, finish standard, and what will prove it is complete.

The Three Scope Checks

Water first. Look for active leaks, staining, soft materials, and signs of drainage problems. Record what you observed and where. If the source or extent is unknown, assign a follow-up before locking the affected repair. Sequence the source repair ahead of drywall, flooring, and paint.
Systems before finishes. Walk the roof, structure, HVAC, plumbing, and electrical before committing the finish budget. Record what was tested and what still needs verification. If utilities are off, put those tests on hold and name who will get them done before the relevant work or sign-off.
Write for the worst condition found. Base the scope on the worst condition you can document on that walk. Measure the visible damage. If more could be hidden, write a separate contingency with the condition that triggers it, who approves it, and how the additional quantity will be measured.

One scope line a contractor can bid

Illustrative example. After the source of a kitchen sink leak has been repaired, the walk documents a damaged cabinet base panel. Put the observed condition and the repair standard on the same line.

Location and item: Kitchen, sink base cabinet. Replace damaged bottom panel.
Quantity and unit: 1 EA, approximately 33 by 22 inches. Field-verify the fit before cutting.
Work and finish: Remove and dispose of the damaged panel. Install a sound, sealed replacement to match the existing panel thickness. Leave it flush, secure, and easy to clean.
Sequence and exception: Proceed after the leak is fixed and the cabinet is dry. If the sides or toe kick are also damaged, photograph and measure the affected material and get approval for a separate line before replacing it.
Closeout evidence: Take a dated before-and-after photo from the same angle. Run the faucet and check beneath the sink for leaks during the final walk.

Before you send the scope for bids

Use one row per walk item. Start with area, item, quantity, and unit, then add the work, finish standard, and evidence. Use consistent units such as EA (each), LF (linear feet), and SF (square feet).
Separate confirmed work from allowances and unresolved conditions. Give every hold an owner and a decision point.
Put dependencies in order. Mark what must be verified before a trade starts and what must be checked before completed work is covered.
Give bidders the same scope and photos. Ask them to price the same quantities and list exclusions separately so you can compare bids line by line.

Carry the scope into the final walk

Use the same scope lines at closeout. Check the finished work against the written standard, record any open punch items, and verify each fix. Use the single-family rental lease-ready checklist before releasing keys.

Have a scope you want a second set of eyes on? See the SFR Turn Scope Review.

See how the kitchen repair carries through to a sample draw verification packet.