Turning over a rental property between tenants is expensive, time-consuming, and crucial—get it wrong and you'll face vacancy gaps, liability issues, and angry incoming residents. Understanding what tenant turnover services actually cost and what they include helps you budget accurately and avoid surprise bills. Here's what you need to know to hire the right service for your properties.
What Tenant Turnover Services Include
Tenant turnover isn't just cleaning. A comprehensive turnover service typically covers:
- Move-out inspections documenting the property's condition
- Deep cleaning of all rooms, appliances, and fixtures
- Carpet cleaning or replacement depending on wear
- Paint touch-ups or full repaints on walls and trim
- Appliance repairs or replacement if non-functional
- HVAC filter changes and system checks
- Plumbing repairs (fixing leaks, unclogging drains)
- Minor drywall patching and flooring repairs
- Landscaping and yard cleanup
- Utilities setup coordination (power, water transfer)
Many landlords bundle these services into one turnover package rather than hiring separate vendors, which saves time and reduces coordination headaches.
Typical Pricing Ranges
Turnover costs vary dramatically by property size, location, and the condition you inherit. Here's what to budget:
Studio to 1-bedroom apartments: $1,200–$3,500 for basic cleaning and minor repairs.
2–3 bedroom homes: $2,500–$6,000 including deeper maintenance work.
Large properties or heavy damage: $6,000–$15,000+ when significant repairs, repainting, or appliance replacement is needed.
These ranges assume standard wear-and-tear cleanups. If the previous tenant left the property in poor condition, costs climb quickly. A tenant who left holes in walls, damaged flooring, or broken appliances can easily push your bill into five figures.
Breaking Down Labor Costs vs. Materials
Most turnover services charge labor separately from materials and repairs. Typical labor costs run $30–$60 per hour, with a standard turnover team needing 2–4 days to complete everything. Materials—paint, cleaning supplies, new fixtures—are billed at cost plus a markup of 10–25%.
If you're paying for appliance replacement, expect:
- Refrigerator: $400–$1,200
- Stove: $300–$900
- Dishwasher: $400–$1,000
- Washer/dryer pair: $800–$2,000
Knowing this breakdown helps you negotiate and understand where money is actually going.
How to Find and Compare Services
Start by getting 3–4 quotes from local turnover companies or property management services in your area. Each quote should itemize labor, materials, and timeline. Ask whether the service includes post-turnover quality checks and what warranty or guarantees they offer if something goes wrong within 30 days.
Platforms like Mercoly make it easy to compare trusted rental maintenance and turnover service providers side-by-side, so you can see pricing, reviews, and service scope without contacting dozens of companies individually.
Look for services that offer:
- Same-day turnarounds on urgent cleanings
- Transparent pricing with no hidden fees
- Licensed contractors for electrical or plumbing work
- Insurance coverage in case of damage during turnover
- Emergency availability for last-minute cleanups
Timeline Expectations
A standard turnover takes 3–7 business days, depending on the property size and repair scope. Cleaning alone typically takes 1–2 days; repairs and inspections add another 2–5 days. If you need the property market-ready faster, express turnover services cost 30–50% more but compress the timeline to 24–48 hours.
Always schedule your turnover service immediately after move-out notice. Waiting until the last week before your new tenant arrives creates stress and forces you into premium pricing.
Red Flags When Hiring
Avoid services that:
- Quote over the phone without a property walkthrough
- Don't provide written itemized estimates
- Refuse to carry liability insurance
- Offer prices significantly lower than competitors (usually indicates cutting corners)
- Won't provide references from recent clients
A legitimate turnover service will always schedule an in-person inspection before quoting.
Frequently Asked Questions
Q: Can I use the same company for cleaning and major repairs? Many full-service turnover companies handle both, which reduces coordination hassles and ensures consistency. However, some specialize only in cleaning or only in repairs, so clarify scope upfront.
Q: How much should I budget annually for turnover across multiple properties? If you expect 50% tenant turnover per year, budget $1,500–$4,000 per unit annually for a typical 2–3 bedroom rental; actual costs depend on tenant care and local labor rates.
Q: What's the difference between turnover and regular maintenance cleaning? Turnover cleaning is deep and comprehensive, preparing a vacant unit for the next tenant; maintenance cleaning is lighter and happens between tenants who are still there or as routine upkeep.
Start getting turnover quotes today to lock in fair pricing before your next vacancy hits.