Flips get a bad reputation, which is often justified, but the reality is some are done really well and some are just surface-level makeovers. The hard part is figuring out which is which during a quick showing.

Most bad flips look great at first. New cabinets, fresh paint, modern fixtures. The problem is they focused almost entirely on what you can see and ignored what actually matters.

What we usually pay attention to is the home systems. This is typically not the sexy and fun stuff, but the components of the home that really matter. Plumbing, electrical, HVAC, etc.

Start with consistency. If the kitchen is fully redone but the electrical panel is 40 years old, or the furnace looks original, that tells you where the money went. Good flips will address systems along with finishes, even if it is not obvious.

Then look at the details. Trim work, tile edges, how things line up. Sloppy finishes usually mean rushed work, and that often carries into the stuff you cannot see.

A few things that tend to show up in lower-quality flips:

Plumbing issues!
New flooring installed over uneven or damaged subfloors
Painted-over vents, outlets, or even plumbing components
Old windows with brand new cosmetic updates around them
No permits for larger updates

You can usually tell within a few minutes once you stop looking at the finishes and start looking at the systems that don’t show up in the listing photos.