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Property Recovery Timeline Calculator
Distressed or damaged property recovery takes months. This calculator sizes timeline and carry.
Total recovery months
1 yr 4 mo
Total carry cost
$296,000
Daily carry
$617
How the math works
Months = permit + restoration + re-lease. Carry = months × monthly carry.
Sequence permit and design in parallel with demo and mitigation. Sequential execution stretches timeline 40-60%; parallel execution brings recovery to lender underwriting assumptions.
How to Use
- Enter permit and design months.
- Enter restoration months.
- Enter re-lease and stabilization months.
- Enter monthly carry.
- Read total timeline and carry.
Frequently Asked Questions
Typical timeline?
Small rental (SFR, duplex) 3-6 months. Mid-size multifamily (20-60 units) 8-18 months. Commercial or complex damage 12-30 months. Add 3-6 months stabilization post-restoration for re-lease and occupancy lift.
Carry during recovery?
Debt service, property tax, insurance (often higher during vacancy), vacant property compliance, utilities, security. Typical 1.5-3% of property value annually, prorated monthly.
Accelerating?
Pre-select restoration GC before emergency. Keep current survey, title, and CAD. Run design-permit in parallel with demolition. Pre-market re-lease 60-90 days before CO. Most delays are process, not physical.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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