Renovation Budget Spreadsheet, 203k Rehab Budget Tracker, Contractor Bid Compare, Draw Schedule, ARV Check, Google Sheets + Excel

I made this workbook for buying a house that needs work, with or without an FHA 203(k) loan. It takes you from a list of jobs to a budget you can defend in front of a lender: scope by room and trade, contractor bids side by side, contingency, consultant and lender fees, a draw schedule, a timeline, and a check against the after repair value.

Each 203(k) consultant fee line (work write up, feasibility, draw inspection, change order, reinspection) shows HUD's published maximum next to your quote, with its source and date. Those published figures are for comparison only; your totals use only the numbers you type.

A blank stays blank. A job with no estimate is never counted as zero; the Overview tells you how many lines are still open.

WHAT IT DOES
Scope of work: one line per job with room, trade, priority, a structural flag, your estimate and what you have actually spent so far.
Bid comparison: up to three bids per trade. Pick one and it replaces your estimates for that trade; the sheet shows how much your pick costs over the lowest bid.
Contingency: you choose the percentage; the Overview compares it with the published 203(k) range for the age of the home.
Limited or Standard 203(k): a plain sentence telling you which published limits your plan goes past (the $75,000 Limited cap, structural work, more than 30 days out of the home, months of work, draw counts), so you know what to raise with your lender.
Fees: consultant work write up, draw inspections, change orders, reinspections, lender rehab fee, permits, temporary housing and the mortgage payment reserve.
Draw schedule: up to 8 draws with the holdback and what is paid out at each one.
Timeline: phases with start dates and weeks, drawn as a 52 week bar chart.
After repair value check: all in cost against the ARV and the equity left. The base loan is limited to 110% of the after repair value (100% for a condo); the 203(k) Reference tab shows the full rule, and anything over the limit shows in your cash at closing.
The money: loan amount, monthly payment all in, cash at closing, cash during the work and the cushion you keep.

WHAT YOU RECEIVE
A blank workbook and a filled sample with a fictional fixer.
Google Sheets copy links in a two page start here PDF (a free Google account is needed for Sheets).
Excel .xlsx files: blank and sample (Excel 2016 or newer, Windows or Mac).
The Google and Excel versions do not sync. Desktop or laptop recommended for setup.
Tabs: Start Here (instructions and every input), Overview (the full picture with charts), Timeline, 203(k) Reference (limits and fee maxima with sources and dates), and two calculation tabs.

CAPACITY
80 scope lines (planned and actual), 3 contractors, 30 bid rows, 12 fee lines, 8 draws, 16 timeline phases, 18 trades, 12 rooms.

HOW IT WAS MADE: Made with help from AI tools. I designed it and checked every formula and source myself.

This is a planning tool, not an eligibility decision. It is not legal, tax or financial advice. Your lender, your 203(k) consultant and your contractors have the final word.

Personal use only. Instant digital download; nothing ships.