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Tenant Turnover Budget & Make-Ready Command Centre

Build a move-out-to-move-in plan with itemized make-ready scope, low/base/delayed vacancy scenarios, carrying costs, leasing spend, reserve pressure, rent-upside recovery, retention comparison, and a tenancy-compliant handoff.

Who it helps: Landlords, property managers, investors, leasing teams, Realtors, contractors, and portfolio reviewers

Decision: What will the complete turnover cost, which work controls the ready date, and does replacing the tenant make economic sense against a documented retention option?

Estimate details

Default scenario loaded. Adjust the assumptions below to match the property, client, or decision.

Preloaded scenarios

Tap a scenario to preload realistic assumptions, then tune the numbers for the specific property or client.

Property, rent, and dates

Core assumptions

Use actual notice, possession, inspection, repair, advertising, and new-tenancy dates. This workspace does not determine whether a notice or rent is lawful.

Property labelProvince or territoryExpected tenant move-out dateTarget make-ready completionTarget new-tenant move-inCurrent monthly rent$Target new monthly rent$User-entered market assumption. Verify lawful rent and market support.Fast lease-up scenario

0days14days90days

daysExpected vacancy scenario

180

0days30days180days

daysDelayed vacancy scenario

365

0days60days365days

daysMonthly property carrying cost$Monthly vacancy utilities and services$

Make-ready scopeAdjust details

Use inspection findings and current quotes. Do not assume a tenant deposit can fund work or that every cost is recoverable from the former tenant.

Inspection, documentation, and administration$Cleaning and waste removal$Locks, keys, access, and security$Paint and wall repair$Flooring$General repairs$Appliances$Safety and compliance work$Scope contingency

0%15%50%

Leasing, reserve, and recoveriesAdjust details

Confirmed lawful recovery is shown separately. Security deposits remain subject to provincial rules, evidence, notice, deadlines, interest, accounting, and dispute processes.

Marketing and screening$Leasing fee$New-tenant incentive$Current turnover reserve$Security deposit held$Recovery confirmed as lawful and supportable$Retention upgrade or cash cost$Temporary monthly retention discount$Retention discount duration

0months12months24months

months

Operational timelineAdjust details

These durations identify whether the target ready and move-in dates are realistic. Tasks may overlap only when access, trades, drying time, safety, and quality control permit.

Inspection and scope

0days2days30days

daysRepair work

0days6days90days

daysCleaning and quality control

0days2days30days

daysLeasing, screening, and approval

0days10days90days

days

Estimate generatedPlanning estimatePlanning estimateAssumption driven

Estimate confidence

58/100

This calculator is powered by user-entered assumptions and should be reviewed before decisions are made.

Expected net turnover cost

$14,857.50

Make-ready plan

$6,957.50

Reserve after expected turn

-$2,857.50

Turnover premium vs retention

$13,157.50

Decision brief

Expected net turnover cost: $14,857.50

Next action

Fund or reduce the $2858 expected-turnover reserve gap before authorizing the full scope.

Key notes

Sources

What this means

Expected net turnover cost is $14,857.50. Use this as the anchor for your next conversation: Fund or reduce the $2858 expected-turnover reserve gap before authorizing the full scope.

Report view

Client view keeps the decision clear. Professional view includes the calculation trail.

Itemized make-ready budget

Scope	Entered amount	Control note
Inspection and administration	250.00	Document condition, keys, meters, evidence, and work orders
Cleaning and waste removal	650.00	Separate ordinary wear, owner standards, and supportable tenant responsibility
Locks, keys, and security	250.00	Confirm access, key inventory, alarm, and legal entry requirements
Paint and wall repair	1800.00	Document scope, colour, surface preparation, and drying time
Flooring	1200.00	Confirm repair versus replacement, useful life, and installation timing
General repairs	1400.00	Use itemized scope and quotes
Appliances	0.00	Confirm repair, replacement, delivery, hookup, and warranty
Safety and compliance	500.00	Prioritize lawful, safe occupancy before cosmetic work
Quoted make-ready scope	6050.00	Before contingency
Contingency	907.50	15.0% entered
Total make-ready plan	6957.50	Before vacancy, carrying, and leasing

Vacancy and turnover scenarios

Scenario	Vacancy days	Lost target rent	Property carrying	Direct turnover	Net turnover cost	Reserve after
Fast lease-up	14	1306.67	1563.33	8707.50	11577.50	422.50
Expected lease-up	30	2800.00	3350.00	8707.50	14857.50	-2857.50
Delayed lease-up	60	5600.00	6700.00	8707.50	21007.50	-9007.50

Operational turnover timeline

Phase	Entered duration	Target window	Schedule interpretation
Move-out inspection and scope	2 days	Aug 31, 2026	Starts after lawful possession and access
Repairs and contractor work	6 days	Before final clean	Confirm dependencies, permits, materials, and trade availability
Cleaning and quality control	2 days	Sep 10, 2026	0 days of entered make-ready margin
Leasing, screening, and approval	10 days	Sep 21, 2026	1 days of entered move-in margin
Sequential total	20 days	21 calendar days available	Tasks may overlap only when operationally and legally appropriate

Retention versus turnover

Path	Estimated cost	Rent basis	Recovery period	Decision dependency
Retain current tenant	1700.00	2600.00	Immediate entered cost	Lawful renewal, rent, incentive, repair, and tenancy terms
Turn over at expected timing	14857.50	2800.00	74.3 months of rent upside	Vacancy, scope, market rent, applicant, and reserve assumptions
Turnover premium versus retention	13157.50	200.00 monthly rent difference	2400.00	Financial comparison only; tenant and property factors still matter

Deposit, recovery, and reserve controls

Control	Entered amount	Treatment
Security deposit held	2600.00	Not counted as available turnover funding
Confirmed lawful recovery	0.00	Deducted only because entered as confirmed
Recovery versus deposit	-2600.00	Entered recovery does not exceed held deposit
Current turnover reserve	12000.00	Dedicated reserve entered
Expected reserve gap	2857.50	Additional liquidity required
Delayed-scenario reserve after	-9007.50	Delayed scenario exceeds reserve

Property-management handoff

Workstream	Current plan	Required evidence or owner
Move-out possession and inspection	Aug 31, 2026	Notice, possession, lawful entry, inspection record, photos, keys, meters, and tenant communications
Make-ready scope	6957.50	Itemized work orders, quotes, contractor insurance, permits, access, completion, and quality control
Rent and advertising	2800.00	Lawful rent, market evidence, accurate advertising, human-rights compliant screening, and privacy
Deposit and recovery	0.00	Provincial deadlines, evidence, accounting, interest, notice, consent, and dispute process
New tenancy	Sep 21, 2026	Approved applicant, signed lease, funds cleared, inspection, keys, insurance, utilities, and disclosures

Suggested next steps

Fund or reduce the $2858 expected-turnover reserve gap before authorizing the full scope.
Assign an owner, quote, start date, finish date, dependency, and quality-control check to every make-ready item.
Confirm tenancy termination, possession, inspection, entry, abandoned property, deposit, recovery, rent, screening, privacy, lease, and notice requirements for the province.
Use the vacancy workspace for deeper lease-up sensitivity and the capital-plan workspace for repairs that belong in long-term asset planning.
Update the plan with actual vacancy days, invoices, recovered amounts, new rent, and move-in date for portfolio benchmarking.

Warnings

Results are educational estimates only and are not legal, financial, tax, mortgage, appraisal, accounting, or investment advice.
This workspace does not determine lawful notice, termination, entry, rent, screening, deposit handling, deductions, damages, ordinary wear, interest, recovery, collection, or dispute rights.
A security deposit is not landlord operating cash and may need to be held, credited, returned, accounted for, or paid with interest under provincial rules.
Target rent, vacancy, applicant demand, work duration, contractor cost, tenant responsibility, and confirmed recovery are user-entered assumptions.
Human-rights, privacy, consumer-reporting, advertising, licensing, safety, habitability, and property-standard requirements may apply.
Results are educational estimates, not legal, tenancy, property-management, accounting, tax, contracting, or investment advice.

No statutory source was required for this estimate. User-entered assumptions still need professional review.

RealEstateTools.ca provides educational estimates only. Results are not legal, financial, tax, mortgage, appraisal, accounting, or investment advice. Confirm all numbers with qualified professionals.

Quick answer

Tenant Turnover Budget & Make-Ready Command Centre helps landlords, property managers, investors, leasing teams, realtors, contractors, and portfolio reviewers decide: What will the complete turnover cost, which work controls the ready date, and does replacing the tenant make economic sense against a documented retention option? It provides a transparent educational estimate with assumptions, warnings, source citations where applicable, and next steps for professional review.

How this tool should be used

Use the output as a decision aid, not a final answer. Some tools produce calculations, while others create checklists, timelines, comparison tables, or review prompts that help you move the file forward.

Frequently asked questions

What is the Tenant Turnover Budget & Make-Ready Command Centre?

Tenant Turnover Budget & Make-Ready Command Centre is a Canadian real estate planning tool for landlords, property managers, investors, leasing teams, realtors, contractors, and portfolio reviewers. It helps answer: What will the complete turnover cost, which work controls the ready date, and does replacing the tenant make economic sense against a documented retention option?

Are the results guaranteed?

No. Results are educational estimates only and are not legal, tax, mortgage, appraisal, accounting, investment, or financial advice. Confirm all numbers with qualified professionals.

Does this tool use Canadian assumptions?

Yes. The platform is designed for Canada-first calculations, province-aware source metadata, Canadian terminology, and rule freshness tracking.

Can I export or save the result?

The free workflow includes email and PDF-style report calls to action. Saved report storage and account dashboards can be layered on later without changing the public calculators.

Tenant Turnover Budget & Make-Ready Command Centre

Estimate details

Property, rent, and dates

How this tool should be used

Frequently asked questions

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