What to Budget for a Philadelphia Rowhome Renovation

Most Philadelphia rowhomes share a design, a construction method, and roughly the same age. That makes budgeting predictable if you know what to look for. Here are the items that most often drive the budget, roughly in order of how often they show up.

The big-ticket list

1. The roof. Most rowhomes have flat or low-slope roofs covered in modified bitumen, rubber, or coatings layered over decades. If there are several layers, the old roofing has to be removed. Parapets and flashing at the party walls are frequent leak points.

2. The rear wall. Rear walls, especially on older rowhomes with rear additions, can bow or separate from the party walls. Repairs range from tie-backs and pointing to a full rebuild. Anything structural means a Standard 203k.

3. Joists and floors. Sagging floors, notched joists from old plumbing, and water damage near the back of the house are common. Sistering joists is structural work.

4. The sewer lateral. Many rowhomes still have original clay or cast-iron laterals. A camera inspection is cheap insurance before you buy. Replacement means excavating to the main.

5. Electrical service. 60- and 100-amp services, fuse boxes, and knob-and-tube wiring show up constantly. Modern kitchens and central air need 200 amps.

6. Heating. Old boilers and radiators, or forced-air systems at the end of their life. Adding central air to a rowhome often means new ductwork or ductless mini-splits.

7. Lead-based paint. Nearly every rowhome predates 1978. FHA appraisers flag peeling paint, and contractors disturbing painted surfaces need to follow lead-safe practices.

8. Kitchens and baths. What you actually want. Many rowhomes have one bathroom, and adding a second (often in the rear bedroom or basement) is one of the best value-adding projects.

Building the budget

• Get a real inspection, including a sewer camera, before you write the renovation scope.
• Price structural items first. They determine which program you need.
• Add contingency. 10% minimum, 15–20% on vacant or estate-condition houses.
• Include permits and, on a Standard 203k, the consultant fee.
• If you can't live in the house during the work, a Standard 203k can finance up to 12 months of mortgage payments.

Fitting it under the limit

Add the purchase price, the renovation, and the contingency, and compare it to the $630,200 FHA single-family limit, or the $832,750 conforming limit for HomeStyle. If it doesn't fit, trim the wish list, not the structural or safety items. Get a free budget review.

Frequently asked questions