Finance category
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Lease Turnover Allowance Calculator
Turnover cost is the true re-tenanting burden.
Total turnover allowance
$1,302,000
TI cost
$840,000
Downtime + free rent
$315,000
How the math works
TI = SF × $/SF. LC = annual rent × term × %. Downtime = rent × (downtime+free months)/12. Sum = total turnover burden.
12k SF × $70 = $840k TI. $420k × 7 × 5% = $147k LC. $420k × 9/12 = $315k downtime/free. Total ~$1.3M — 3+ years of rent.
EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.
Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.
Learn more about our review process on the EveryCalc methodology page.
How this calculator works
What this page estimates
This Lease Turnover Allowance Calculator is built to give a quick, browser-based estimate for lease turnover allowance. Turnover cost is the true re-tenanting burden. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.
Calculation approach
The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.
Example workflow
For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.
Practical checks
- Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
- Run a low, base, and high case when the inputs are estimates.
- Check the related calculators below when the next decision depends on a different assumption.
How to interpret the lease turnover allowance result
Best use
Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.
Cross-check
Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.
Watch for
Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.
This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.
Before relying on this lease turnover allowance estimate
Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.
Confirm source numbers
Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.
Separate cash flow from total cost
A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.
Run conservative cases
Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.
Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.
How to Use
- Enter SF.
- Enter TI PSF.
- Enter leasing commission %.
- Enter annual rent.
- Enter downtime months.
- Enter free rent months.
- Read total turnover allowance.
Frequently Asked Questions
What costs count?
Tenant improvements (TI), leasing commissions (new + renewal splits), downtime (vacancy) lost rent, free rent concessions, legal, space marketing, and building costs (HVAC re-commissioning, lobby improvements allocated). Total is the real re-tenanting cost.
Typical magnitudes?
Office: $60-150/SF combined for relocation, $20-60/SF for renewal. Industrial: $5-25/SF + 4-6 months downtime. Retail: $30-100/SF. These TI/LC/downtime numbers often rival 2-4 years of rent — material drag on levered IRR.
How to reduce?
Longer lease terms amortize cost over more rent. Early-renewal incentives before downtime risk. Spec suites to shorten build-out. Broker incentive structures. Build in escalators vs flat TI. Model net effective rent after TI/LC to avoid mispricing.
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