Gut Renovation Cost (Down to Studs)
What does it cost to gut a house per square foot? A down-to-studs renovation sits on a higher band than a cosmetic refresh — enter your area, your gut $/sq ft, and the big system add-ons on top.
Calculator
A down-to-studs gut of 2,000 sq ft at $120.00/sq ft is about $240,000.00 with your system add-ons. A gut touches structure and every trade — licensed pros, permits and inspections are required.
Formula
A gut renovation is the same area × unit-cost shape, on a higher band, with the big-ticket systems added as line items:
total = area (sq ft) × your gut $/sq ft + system add-ons ($)
"Gut" means down to the studs: finishes come out, and often the electrical, plumbing, HVAC and even the roof are replaced. Because so much is renewed, the $/sq ft band is well above a cosmetic remodel. Keep the systems you priced on their own quotes — a new roof, a full rewire, a repipe, a new furnace and coil — in the add-ons field so nothing is missed.
Worked example
For a 2,000 sq ft down-to-studs gut at $120/sq ft, with systems still folded into that band:
2,000 × $120 = $240,000
So the planning number is ≈ $240,000. If you instead priced a new roof, a full rewire and new HVAC separately at, say, $45,000 total and used a $95/sq ft finishes band, you would enter $95/sq ft and $45,000 of add-ons: 2,000 × $95 + $45,000 = $235,000. Either way, the tool keeps the two parts explicit so you can see how much is finishes and how much is systems.
Why a gut costs more per square foot
The gap between a cosmetic remodel and a gut is not marginal — it is the difference between refreshing surfaces and rebuilding almost everything behind them. A gut typically means new drywall throughout, new wiring and panel capacity, new supply and drain lines, new HVAC, insulation and frequently structural repairs uncovered once the walls are open. Those hidden discoveries are the reason a generous contingency matters most on gut jobs.
Use the cost per square foot tool to turn a real gut quote into a $/sq ft you can reuse, and the whole-house renovation cost tool if your scope is lighter than a full gut. Compare the number against financing with the loan payment tool, and always add a buffer with the contingency planner.
A gut touches structure and every trade, so this is firmly licensed-professional, permitted work: confirm scope, permits, inspections and code with your local building department before demolition begins.