The Landlord's Property Turnover Playbook

Turnover is the most expensive recurring event in a landlord's year. Vacancy, cleaning, repairs, marketing, screening, and the uncertainty of a new tenant — it adds up fast. The difference between a well-managed turnover and a poorly managed one is often weeks of additional vacancy.

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The Moment a Tenant Gives Notice

The clock starts the day you receive a notice to vacate. What you do in the first 48 hours sets the pace for everything that follows.

Day 1–2:

• Confirm the move-out date in writing
• Schedule the move-out inspection for the day of or day after move-out
• Put the unit on your showing calendar — you can begin marketing before the unit is vacant if you coordinate showings appropriately
• Contact your regular contractors and get them on standby

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The Move-Out Inspection

Conduct the move-out inspection within 24 hours of the tenant vacating. This is time-sensitive for two reasons: it documents condition before anything changes, and it starts your security deposit accounting clock.

Walk through the unit with the same checklist you used at move-in. Compare each item. Photograph everything — condition of walls, floors, fixtures, appliances, and any damage. Compare move-out photos to move-in photos side by side.

Categorize everything as:

• Normal wear and tear — not deductible
• Tenant damage — deductible
• Items to repair/replace regardless of cause

See our complete Move-In Checklist for Landlords — the same checklist works for move-out comparisons.

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The Turnover Punch List

After the inspection, build your punch list immediately. Organize by category:

Cleaning

• Full unit deep clean — floors, surfaces, appliances, bathrooms
• Carpet cleaning (or replacement if warranted)
• Window cleaning
• Exterior entry cleaning

Paint

• Touch-up vs. full repaint — assess per room
• Rule of thumb: after 3–5 years of normal use, a full repaint is typically expected; earlier if there's significant scuffing or damage

Repairs

• Patch any holes or wall damage
• Fix or replace any broken fixtures, hardware, or appliances
• Address any plumbing or electrical issues

Systems Check

• HVAC filter replacement
• Test all smoke and carbon monoxide detectors — replace batteries
• Confirm all appliances work
• Check water heater

Exterior

• Lawn and landscaping
• Touch up exterior paint if needed
• Check gutters and downspouts

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Marketing While the Unit Is Still Occupied

You don't have to wait until the unit is vacant to start marketing. With proper notice and tenant cooperation, you can show the unit during the last 2–4 weeks of occupancy. This is easier in some tenancies than others — a tenant who is moving willingly is typically more cooperative than one who is leaving under tension.

Get your listing ready — photos, description, price — immediately after you receive the notice. If you can show the unit during occupancy, you may have a signed lease before the current tenant's key hits the counter.

If showing an occupied unit isn't practical, have your listing ready to post the day after the tenant moves out. The best time to rent a unit is in the first 2 weeks of marketing. After that, the applicant pool thins.

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Setting the New Rent

Turnover is your opportunity to reset rent to market rate. Before you set the new price:

• Check current comparable listings in your area (Zillow, Apartments.com, Facebook Marketplace)
• Ask Marlo for HUD Fair Market Rent data for your area as a baseline
• Factor in your unit's specific condition and amenities
• Price to rent in 2–3 weeks — not immediately (priced too low) and not vacant for months (priced too high)

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The Security Deposit Accounting

While the unit is being turned, complete your security deposit accounting. You have a fixed deadline — typically 30 days (no deductions) or 30–60 days (with deductions) depending on your state. Missing the deadline can cost you the right to any deductions.

Document every deduction with:

• A description of the damage
• A corresponding photo from the move-out inspection
• A receipt or estimate for the repair/replacement

Send the itemized statement and any remaining deposit to the tenant's forwarding address.

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Reducing Future Turnover Costs

The best turnover is the one you delay by keeping a good tenant for another year. Practices that increase retention:

• Respond to maintenance requests quickly
• Conduct a mid-lease inspection to catch problems early
• Send a renewal offer 60–90 days before lease end
• Raise rent modestly rather than at market rate all at once for a long-term tenant in good standing

See our guide on How to Raise Rent Without Losing Good Tenants for the retention-focused approach.

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TameRent's Turnover Support

TameRent tracks lease end dates and flags them 60 days in advance. Your maintenance history and move-in inspection are stored and ready for comparison at move-out. Marlo can help you draft the move-out notice, generate the security deposit accounting, and get the unit listed when it's ready.