How Property Turnover Scope works

The pipeline

1. Read the propertyZIP, unit type, bedrooms, bathrooms, size and year built set the quantities and the lead-paint handling.
2. Match each findingA code, or a plain description matched against the issue taxonomy and its aliases. Findings that match nothing become manual-quote lines with suggested codes; nothing is guessed.
3. Expand to tasksEach issue maps to standard repair tasks for its extent (spot, partial or full), and the standards profile (minimum, standard, premium) adds the policy tasks it requires.
4. QuantifyMeasured quantities are used when given; otherwise typical sizes are derived from the unit and listed as assumptions.
5. PriceNational unit prices are scaled by a labor index for the ZIP's metro or nonmetropolitan area (on the labor share of each task) and by a price tier (bulk contract, PM vendor, retail), or your own rate card replaces them. Every line is a low, expected and high range.
6. Prioritize and groupLines are ranked must, should or could, ordered into make-ready phases, and grouped into one scope per trade.
7. Refer outFindings that suggest a safety or licensing issue are flagged for a licensed professional instead of being priced; compliance steps such as lead-safe work are priced, and quote-required items carry a budget allowance shown outside the totals.
8. State everythingAssumptions, unknowns and warnings travel with the result, stamped with the ruleset version and hash.

Ruleset

• Ruleset: property-turnover version pt-2026.10.2
• Hash: sha256:44f837d84a49ffc28782a6c7b0a3c4156013a4699f13f6322fec3ece055eae83. Every result carries this hash, and the same request against the same hash returns the same result.
• Determinism: strict. No model is involved in any number.

What is in it

How sure each number is

Every rule row is tagged with a confidence level. Lines in your estimate show the level of the rule that produced them.

• Sourced: A cited source states the number.
• Industry typical: Derived from cited production rates, prices or vendor figures.
• Assumed: A stated modelling assumption.

Regional prices

National prices are multiplied by an index for the area that contains the ZIP: its metro area, or outside metros its BLS nonmetropolitan area. The index compares the area's wage for a trade group with the national wage, using the BLS Occupational Employment and Wage Statistics (OEWS), and applies to the labor share of each task only (appliances and other material-heavy work move less). A ZIP prefix is mapped through Census ZCTA-to-county relationships, the OMB metro delineation and the BLS nonmetropolitan county lists. A ZIP split between areas, or a trade the BLS suppresses for that area, falls back to national prices and the result says so.

Data vintage: OEWS May 2025.

What it will not do

The tool does not diagnose or price structural, electrical, gas, mold, asbestos or lead problems. When a finding suggests one, it appears as a refer-out naming the professional to call and which phases of work should wait, with the reason and its source. Amounts for those items are placeholders that require a quote.

Limitations

• Estimate ranges, not quotes. Prices vary by vendor, market and condition.
• Does not diagnose structural, electrical, gas, mold, asbestos or lead hazards; those are referred to licensed professionals.
• Responsibility labels (wear vs damage) are hints, not legal determinations; deposit rules vary by state.

Sources

191 sources from 77 publishers.