Turnover Labor Cost Calculator

Unit turns carry labor cost. This calculator sizes make-ready labor.

Units turned/yr

Paint hours/unit

Clean hours/unit

Repair hours/unit

Blended labor rate

Annual labor cost

$31,280

Per-unit labor

$368

Total hours/yr

978

How the math works

Per unit = (paint + clean + repair hours) × rate. Annual = per unit × units turned.

Benchmark paint hours against turn count, not budget. A crew averaging 8 hours paint on a 1BR is either running meticulous or dragging — process observation catches issues that dollars per unit can't, because labor rate varies but hours tell the operational story.

How to Use

Enter units turned per year.
Enter paint hours per unit.
Enter clean hours per unit.
Enter repair hours per unit.
Enter blended labor rate.
Read annual turnover labor cost.

Frequently Asked Questions

Turn labor hours?

Studio/1BR: 6-10 hours (paint 3-4, clean 2-3, repair 1-3). 2BR: 10-16. 3BR: 14-22. Class A higher (more detail work). Full repaint vs touch-up can triple paint time.

In-house vs contractor?

In-house faster response, but lower per-hour productivity on specialized work. Contractors cheaper per-finished-unit on painters/carpet but slower to schedule. Most portfolios mix — in-house repair/inspect, contractor paint/floor.

Speed vs cost?

48-hour turn possible but costs 30-50% premium. 5-7 day turn base case. 10+ day turn signals process issue. Each vacant day at market rent is lost revenue — 3 days avoided pay for overtime to rush the turn.