Owners and managers typically pay for a turnover when a unit changes tenants, requiring cleaning, repairs, and refresh work. The main cost drivers are unit size, condition on move-out, required repairs, and local labor rates. This guide provides practical cost ranges in USD with per-unit and per-square-foot benchmarks to help budgeting and bids. Cost estimates include the overall price and a per-unit sense of scale.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Turnover Scope | $1,000 | $3,000 | $6,000 | Basic clean, small repairs vs full refresh |
| Per Sq Ft | $2.00 | $4.50 | $8.00 | Includes labor and materials |
| Labor (Hours) | 6-12 | 16-40 | 60+ | Depends on condition |
| Materials | $200 | $1,000 | $3,000 | Paint, patch, fixtures |
| Permits/Fees | $0 | $100 | $500 | Rare for interior work |
| Delivery/Disposal | $50 | $200 | $600 | Trash, debris removal |
| Contingency | 5% | 10% | 15% | Unforeseen repairs |
Overview Of Costs
Turnover costs combine cleaning, repairs, and refresh work. A typical unit ranges from a low of about $1,000 to a high around $6,000, depending on size and condition. For a 600–800 sq ft apartment, the per-square-foot range commonly falls between $2 and $8, reflecting the mix of labor, materials, and any required updates. Assumptions: region, unit size, move-out condition, and required scope.
Cost Breakdown
Basic turnover includes cleaning, cosmetic touch-ups, and minor repairs. A more thorough turnover adds painting, flooring touch-ups, and fixture replacements. Itemized costs help compare bids and plan capital expenditures.
| Category | Low | Average | High | Notes | Per-Unit / Per-Sq Ft |
|---|---|---|---|---|---|
| Materials | $200 | $1,000 | $3,000 | Paint, patching, fixtures | $0.50–$4.00/sq ft |
| Labor | $600 | $2,000 | $5,000 | Cleans, repairs, refresh work | $2–$20/hour |
| Equipment | $50 | $200 | $600 | Tools, rentals | $0–$2/sq ft |
| Permits | $0 | $100 | $500 | Interior permits rarely needed | — |
| Delivery/Disposal | $50 | $200 | $600 | Trash removal, debris | $0.50–$2/sq ft |
| Warranty/Overhead | $50 | $150 | $400 | Administrative costs | $5–$20/hour |
| Contingency | $50 | $300 | $900 | Unforeseen fixes | – |
What Drives Price
Prime drivers include the unit’s size, condition on move-out, and the required scope. Paint quality, flooring refresh needs, and fixture replacements often set the price ceiling. Regional labor rates, material costs, and the time window to turnover also influence total spend. data-formula=”labor_hours × hourly_rate”>
Pricing Variables
Color and finish choices, wall repair severity, and cabinet touch-ups are common price levers. For instance, a fresh coat of paint on all walls may add $1,000–$2,500, depending on color changes and number of coats. Flooring decisions—laminate vs vinyl plank—can significantly shift material costs. Short notice or restricted access tends to raise labor costs due to overtime or expedited scheduling. Assumptions: project scope, materials, and crew availability.
Regional Price Differences
Prices vary by market. In Urban areas, turnover tends to be higher due to wage rates and demand. In Suburban markets, average costs are typically mid-range, while Rural areas may show lower pricing but longer turnaround times. Compare bids across regions to avoid overpaying. Each region can alter the low, average, and high bands by roughly +/- 15% to 25%. Assumptions: three distinct U.S. regions for comparison.
Labor & Time Considerations
Turnover timelines hinge on the unit’s condition and scheduling flexibility. A basic turnover might require 6–12 hours of labor for a small unit, whereas a full refresh could demand 40–60 hours. Labor efficiency and crew size directly affect per-hour pricing and total hours. Documenting scope clearly helps prevent surprises on bids. Assumptions: standard crew size and defined scope.
Additional & Hidden Costs
Hidden items often include specialty repairs, cabinet re-ends, or HVAC filter changes. Some bids include delivery and disposal of construction debris, while others bill separately. Allocating a contingency helps cover unexpected issues. Permits are rare for interior-only turnover but can occur with structural or electrical items. Assumptions: typical interior scope without major system work.
Real-World Pricing Examples
Three scenario cards illustrate practical outcomes. Each shows specs, hours, per-unit pricing, and totals to help bidders calibrate estimates.
- Basic Turnover — 1 bedroom, 650 sq ft, standard cleaning, minor touch-ups, no paint. 8–12 hours. Materials: $250; Labor: $1,200; Total: $1,450. Per sq ft: $2.20.
- Mid-Range Turnover — 800 sq ft, patch repairs, two rooms painted, new fixtures. 20–28 hours. Materials: $800; Labor: $2,600; Total: $3,900. Per sq ft: $4.88.
- Premium Turnover — 900 sq ft, full refresh with new flooring, multiple repairs, expedited schedule. 40–60 hours. Materials: $2,200; Labor: $4,600; Total: $6,800. Per sq ft: $7.56.
Assumptions: region, unit size, scope, and labor hours for each scenario.