Tenant Turnover Cost Calculator

What turnover actually costs

Tenant turnover costs SFR landlords $1,750 to $3,500 per turn on average. The biggest line item is lost rent during vacant days (commonly 30 to 60 percent of the total), followed by make-ready (cleaning, paint, light repairs) and leasing/advertising. The lost-rent component is the most-controllable lever: cutting vacant days by 7 to 10 saves real dollars on every turn.

Stop reacting, start seeing turnovers coming

Most landlords learn about a move-out 30 days before lease end, which is too late to market the unit, run screening, and start a new lease without vacant days. The cheapest turnover is the one you knew about months in advance. Renewal forecasting tools (like Shuk's Lease Indication Tool) poll tenants 5 to 6 months before lease end so the operator can pre-market and overlap tenancies with minimal vacancy.

What goes into make-ready cost

Standard make-ready for an SFR rental: deep cleaning, carpet cleaning, paint touch-up or full repaint, light repairs (handles, blinds, light fixtures), and pest treatment if needed. Range $500 to $1,500 depending on unit size and condition at move-out. Premium make-ready (full repaint, new flooring, appliance refresh) runs $1,500 to $4,000+.

How to use this calculator

Enter monthly rent, expected vacant days, make-ready cost, and leasing/advertising cost. The calculator returns total turnover cost broken into lost-rent, make-ready, and leasing components, plus the band you sit in. Use it to evaluate tradeoffs (paying for premium make-ready vs. taking longer to lease).

Frequently asked questions

How much does tenant turnover cost?

SFR rental turnovers commonly cost $1,750 to $3,500 per turn. Lost rent during vacancy is the largest component (30 to 60 percent of total), followed by make-ready and leasing/advertising. High-end turnovers with extensive renovation can exceed $5,000.

What is the average cost to turn over a rental?

Average turnover cost for an SFR rental is approximately $2,500, spanning $1,750 to $3,500 in most cases. The cost rises with rent level (because lost rent dollars scale with rent), with vacancy length, and with make-ready scope.

How can a landlord reduce turnover costs?

Cut vacant days by detecting move-outs early (renewal forecasting, polling tenants 5 to 6 months before lease end), pre-marketing the unit during the current tenancy, screening backup applicants in advance, and overlapping tenancies when possible. Cutting 7 to 10 days typically saves more than aggressive make-ready cuts.

What is included in make-ready?

Standard make-ready includes deep cleaning, carpet cleaning, paint touch-up or repaint, light repairs (handles, blinds, fixtures), and pest treatment if needed. Premium make-ready may add full repaint, new flooring, appliance refresh. Range is $500 to $4,000+ depending on scope.

Is preventing turnover or reducing turnover cost more valuable?

Preventing turnover almost always wins. A retained tenant generates 12 to 24 more months of rent without any of the turnover cost. Industry-standard tenant acquisition cost (CAC) for SFR is roughly $1,500 to $3,000; retaining a tenant for one more renewal typically returns 5 to 10 times that amount.