Turn Cost Burn Rate Calculator

Unit turns consume repair budgets. This calculator tracks burn and forecasts remaining.

Annual turn budget

Avg cost per turn

Units turned YTD

Months elapsed

Annualized burn

$178,971

Budget variance

-$1,029

Avg actual per turn

$1,800

How the math works

Annualized burn = YTD spend × 12 ÷ months elapsed. Compare to annual budget.

Tracking burn quarterly catches over-runs early. A 10% over-run at month 3 signals vendor renegotiation; a 10% over-run at month 9 is too late — absorbed into current year results.

How to Use

Enter annual turn budget.
Enter average cost per turn.
Enter units turned YTD.
Enter months elapsed.
Read annualized burn.

Frequently Asked Questions

Typical turn cost?

Multifamily studio/1BR $1,200-2,500. 2BR $2,000-3,500. Luxury 2-3x basic rate. Includes paint, flooring touch-up, appliance repair, cleaning, trash-out, minor drywall.

Deep vs light turn?

Light: in/out, paint, clean, carpet clean. $800-1,500. Deep: new carpet, fixtures, paint, drywall repair. $2,500-5,000+. Track separately; deep turns should be bid-out.

Budget over-run?

Check turn quality and vendor. Common causes: scope creep (unit worse than expected), vendor rate hikes, carrier damage (shipping). Audit 5 random turns quarterly; flag outliers.

How does this interact with the rest of the capital stack?

Each tier of the stack affects the next. Senior debt constrains LTC and DSCR. Mezz and pref consume equity spread. Interest rate hedges protect DSCR but cost premium. Always model the full stack holistically — optimizing one tier alone often degrades another. Institutional underwriters run three or four scenarios across the stack before committing capital.