Renewal vs Turnover Calculator

Your landlord just sent a renewal letter with a $150 increase. Should you accept, or pay the move cost and take a unit across town at market? This calculator rolls up the full renewal cost versus the true cost of moving — deposit forfeiture, first/last, application fees, movers, and lost wages — and tells you how many months you'd need to stay in the new place to justify it.

Current monthly rent

Proposed renewal rent

Market rent elsewhere

Comparison horizon (months)

New place security deposit

New place first month rent

Usually matches market rent

New place last month prepaid

Application fee (per adult)

Adults on the lease

Moving cost

Truck, movers, supplies

Utility connect fees

Deposits, activation

Lost wages / PTO for moving

Current deposit returned %

Current deposit on file

Recommendation

Renewing is cheaper net

Savings if you move

-$2,913

Negative = renew is cheaper

Total cost — renew

$21,600

Total cost — move (net of new deposit)

$24,513

Move upfront cash needed

$5,290

Renewal over market / month

$75

Break-even months to recoup move cost

50.8

Deposit likely forfeited

$248

How the math works

Most renewal letters land with a rent increase above what the tenant would pay as a new lease elsewhere — because landlord pricing software assumes movers rarely leave for small spreads. This calculator makes the tradeoff explicit: compare the total rent-plus-cost of renewing versus the total of walking, including the security deposit and application fees you'd have to pony up on day one.

Rule of thumb: moving typically costs $2,000-$5,000 out-of-pocket and 1-2 days of lost productivity. A $50/month renewal-over-market spread takes about 3 years to catch up to a $2,000 move. If the renewal is flat or below the spread to market, stay. If the spread is $100+/month, the math to move usually pencils within 18 months.

How to Use

Enter your current rent and the proposed renewal rent.
Enter the market rent for a comparable unit elsewhere.
Set the horizon (12 months is typical; use 24 if you'd sign a 2-year).
Enter new-place move-in costs: deposit, first month, last month, app fees.
Add moving, utility connect fees, and any lost wages for moving day.
Enter your current security deposit and realistic refund percentage.

Frequently Asked Questions

Is a renewal always cheaper than moving?

Not even close. If the landlord is asking $150+/month over market, moving typically pays off within 18 months. Conversely, a flat or below-market renewal is almost always a layup to accept — moving 1-2 days every year destroys any rent savings.

What's a fair renewal increase?

Most rent-control jurisdictions cap at 3-10% annually. In unregulated markets, 2-5% is benchmark for a rising market, 0-2% in flat markets. Anything above 10% above last year or market is the landlord counting on tenant inertia — those are the ones to negotiate or walk.

Can I negotiate the renewal?

Yes, and it usually works. Landlords spend $2,000-$4,000 on turnover (make-ready, lost rent, placement fees), so they'll accept a smaller renewal increase than the letter suggests. Counter in writing with a number anchored to market comps and a 2-year term in exchange for the lower rate.

Am I likely to get my whole deposit back when I move?

On average, 70-85% in most states — the standard deductions are cleaning, paint touch-up beyond normal wear, carpet if held under 5 years, and any damage above baseline. If you leave the unit broom-clean with photos documenting move-out condition, 90%+ is achievable in most jurisdictions.