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Make Ready Time Variance Calculator
Slower turns cost rent; benchmarking reveals operational drag.
Annual cost variance
$58,500
Extra days per turn
5
Total extra days
900
How the math works
Extra days per turn = actual − benchmark. Total = × turns. Cost = × daily rent.
12 − 7 = 5 days × 180 turns = 900 extra days × $65 = $58,500/yr cost variance.
How to Use
- Enter actual average turn days.
- Enter benchmark turn days.
- Enter annual unit turns.
- Enter daily rent.
- Read annual cost variance.
Frequently Asked Questions
Benchmark turn days?
Class A institutional: 5-7 days. Class B: 7-10. Class C: 10-14. Workforce housing: 14-21. Renovation turns: 21-45. Chronic vacancy properties often run 28+ days — systemic problem. Aim for benchmark + 2 days.
Slow turn causes?
Unreliable vendors. Poor scheduling. Waiting for materials. Excess inspection handoffs. Leasing office delays on marketing. Fix with: vendor scorecards, standardized processes, daily standups, rent-ready incentive pay for maintenance teams.
Cost impact?
Each day saved = 1/30 monthly rent × annual turns. Portfolio with 200 turns/yr saving 3 days = 20 days × $60 daily × 200 = $40k/yr. Compounds as fewer vacancy days also capture more top-line lease velocity.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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