Apartment Turn Cost Guide: How Much Do Make-Ready Services Cost?
Apartment turns (also called make-readies) are one of the largest controllable expenses for multifamily property operators. Understanding the true cost per turn helps you budget accurately, compare vendor pricing, and identify opportunities to reduce vacancy loss.
Average Apartment Turn Cost in 2025
The national average cost for a standard apartment turn ranges from $1,500 to $3,500 per unit, depending on unit size, condition, and scope of work. Here is the breakdown:
| Service | Studio/1BR | 2BR | 3BR+ | |--------|-----------|-----|------| | Full interior paint | $400–$700 | $600–$900 | $800–$1,200 | | Flooring (LVT) | $600–$1,200 | $1,000–$1,800 | $1,400–$2,500 | | Flooring (carpet) | $300–$600 | $500–$900 | $700–$1,300 | | Deep cleaning | $150–$300 | $250–$400 | $350–$500 | | Appliance replacement | $400–$1,200 | $600–$1,500 | $800–$2,000 | | Blinds/shades | $100–$250 | $150–$350 | $200–$450 | | Minor repairs | $100–$400 | $150–$500 | $200–$600 | | Punch list | $100–$300 | $150–$400 | $200–$500 |
Factors That Affect Turn Cost
Unit Condition
A unit left in good condition by a responsible tenant costs significantly less to turn. Units with extensive damage, pet damage, or hoarding situations can cost 2 to 4 times more.
Unit Size
Larger units require more paint, flooring, and cleaning materials. A 3-bedroom unit typically costs 40 to 60 percent more than a 1-bedroom.
Scope of Work
- Full turn: Paint, flooring, cleaning, appliances, blinds, repairs — $2,000–$5,000+
- Refresh turn: Paint, cleaning, minor repairs — $800–$1,800
- Light turn: Cleaning only, touch-up paint — $300–$600
Location and Labor Market
Labor costs vary significantly by market. Turns in high-cost metros (New York, San Francisco) cost 30 to 50 percent more than in lower-cost markets (Dallas, Atlanta, Phoenix).
Material Selection
- Builder-grade carpet: $2–$4/sq ft
- LVT/LVP: $3–$7/sq ft
- Hardwood: $8–$15/sq ft
- Tile: $5–$12/sq ft
Hidden Costs of Apartment Turns
Vacancy Loss
Every day a unit sits vacant costs you rent. A unit turning for 10 days at $1,500/month loses $500 in rent alone. Efficient turn management can save 3 to 5 days per turn.
Scope Creep
Discovering additional work mid-turn (subfloor damage, mold, electrical issues) can add $500 to $2,000+ per unit. Pre-turn inspections help identify scope early.
Vendor Coordination
Managing multiple vendors (painters, flooring, cleaning, repairs) takes staff time. Each miscoordination adds 1 to 3 days of vacancy.
How to Reduce Turn Costs
1. Standardize Your Turn Scope
Create a standard turn checklist so every vendor bids on the same scope. This eliminates pricing variations and ensures consistent quality.
2. Use Durable Materials
LVT flooring costs more upfront than carpet but lasts 3 to 5 times longer and is faster to install. Over a 7-year cycle, LVT saves $1,000+ per unit.
3. Bundle Services
Using a single vendor for paint, flooring, and cleaning reduces coordination overhead and can save 10 to 15 percent compared to separate vendors.
4. Pre-Turn Inspections
Inspect move-out units within 24 hours of vacancy to identify full scope early. This prevents mid-turn surprises and allows vendors to plan efficiently.
5. Schedule Turns in Batches
Turning multiple units simultaneously is more efficient for vendors, who can optimize crew schedules. Batch turns often cost 10 to 20 percent less per unit.
Turn Cost Benchmarks by Property Class
- Class A: $2,500–$5,000 per turn (premium finishes, full paint, LVT, new appliances)
- Class B: $1,500–$3,000 per turn (full paint, flooring refresh, deep clean)
- Class C: $1,000–$2,000 per turn (touch-up paint, carpet replacement, clean)
How Auxi Services Can Help
Auxi Services provides turnkey apartment turn services with transparent, line-itemized pricing. Our AI-powered platform matches you with vetted, insured vendors and tracks progress in real time with photo verification. We typically reduce turn costs by 15 to 25 percent and cut average turn time by 2 to 4 days.
Contact us for a free turn cost analysis for your property.