Turnover Vendor Cost Calculator

Vendor cost for unit turns drives operating margin for SFR and multifamily.

Paint cost per turn

Carpet/flooring per turn

Cleaning per turn

Repair per turn

Turns per year

Annual vendor spend

$7,400

Cost per turn

$1,850

Paint % of turn

0.5%

How the math works

Per turn = paint + flooring + clean + repair. Annual = per turn × turns.

$850 + $400 + $325 + $275 = $1,850 per turn × 4 turns = $7,400 annual vendor spend.

How to Use

Enter paint cost.
Enter carpet/flooring cost.
Enter cleaning cost.
Enter repair/maintenance cost.
Enter annual turn count.
Read total vendor spend per year.

Frequently Asked Questions

What drives paint cost per turn?

Unit size: studio $300-600, 1BR $500-900, 2BR $800-1400, 3BR $1100-1900. Full-wall repaint vs spot touch-up: full is 2-3x. Ceiling paint conditional ($150-300 add). Trim refresh ($100-200 add). Most institutional operators cycle full repaint every 2-3 turns and spot-paint in between. Color: use 1-2 standardized 'turnover white/beige' SKUs to enable bulk pricing from Sherwin-Williams or Benjamin Moore.

Carpet replace vs clean?

Replace when pet damage, heavy stains, or carpet age >7 years. Clean when cosmetic only and age <5 years. Replacement cost: $3-6/sqft installed. Deep clean: $150-400. A 1200 sqft SFR carpet replacement = $3600-7200, a clean = $250-350 — 10x difference. Many operators are switching to LVP (luxury vinyl plank) for a 15-20 year lifespan and zero deep-clean cost, paying $5-9/sqft once.

Typical cleaning spend?

Studio: $125-250. 1BR: $175-350. 2BR: $250-450. 3BR: $325-600. Deep cleans run 1.5x standard. Post-construction or pet-heavy adds 25-50%. Institutional operators use portfolio service contracts (The Cleaning Authority, Molly Maid, local bulk operators) for 10-20% discount on volume. Budget 0.5-1 hour per bedroom plus 1 hour for kitchen + bath.

What about repair/maintenance turn cost?

Average 1-2% of unit annual rent. $1500/mo unit = $180-360 avg repair cost per turn. Drivers: drywall damage, appliance service, plumbing leaks, HVAC filter, screens, blinds, closet hardware. Periodic large items (water heater replace, appliance replace, HVAC overhaul) amortized over 5-8 turns. Institutional operators track turn cost per unit per year and target <4% of gross rent as a KPI.