The Real Cost of Apartment Turnovers in Houston (2026)
Unit turnover costs are one of the largest variable expenses in multifamily property management — and one of the most poorly tracked. Many operators know their average turnover cost, but few understand the breakdown or how to strategically control it.
Here's the current market reality for Houston apartment turnovers in 2026.
Turnover Cost Tiers
Tier 1: Clean & Touch-Up ($500–$1,200)
Best-case scenario for a well-maintained unit vacated by a long-term tenant who left it in good condition. Includes:
- Professional deep clean
- Paint touch-up (not full repaint)
- HVAC filter replacement
- Light fixture bulb check/replacement
- Carpet cleaning (not replacement)
This tier is achievable but represents a minority of actual turnovers. Most units require at least a full repaint.
Tier 2: Standard Turnover ($1,800–$3,500)
The most common scenario for a unit in normal rental condition. Includes everything in Tier 1 plus:
- Full unit repaint (all walls, ceilings, trim)
- Carpet replacement in bedrooms (or LVP if previously converted)
- Minor repairs (door hardware, cabinet hinges, outlet covers)
- Appliance cleaning and testing
Tier 3: Renovation Turnover ($4,500–$9,000)
Unit requires significant work beyond standard wear and tear, or property is upgrading as part of a value-add strategy. Includes above plus:
- Full flooring replacement (LVP throughout)
- Kitchen refresh (cabinet paint, new hardware, countertop, sink/faucet)
- Bathroom refresh (vanity, fixtures, re-caulk, possibly resurfaced tub)
- New light fixtures
Tier 4: Full Renovation ($9,000–$22,000+)
Full renovation intended to maximize rent premium. Includes new cabinets, all new appliances, new countertops and backsplash, complete bathroom renovation, new doors, and potentially in-unit W/D hookups if not existing.
Where Houston Turnover Costs Are Heading in 2026
Material costs have stabilized after two years of inflation, but labor costs continue to increase gradually in the Houston market. Expect standard turnover costs to be approximately 8–12% higher than 2024 pricing. The offset for larger property owners: portfolio pricing from contractors (typically 15–25% below retail rates for consistent volume).
Hidden Costs That Kill Your Turnover Budget
- Mold remediation — Found in roughly 1 in 8 Houston units during turnover. Add $1,500–$8,000 when it appears.
- Smoke damage — Requires ozone treatment, full prime before paint. Add $800–$2,500.
- Subfloor replacement — Water damage to subfloor under LVP or tile. Add $600–$2,000.
- HVAC coil cleaning — Often overlooked, important in Houston. Add $200–$400.
- Pest treatment coordination — Especially for units with cockroach history. Add $150–$400.
How to Control Turnover Costs Without Cutting Quality
- Standardize your spec — Decision fatigue costs money. Know exactly what you're doing in every unit and pre-price it with your contractor.
- Move-out inspection discipline — Document damage at move-out, immediately. Delay causes disputes and uncaptured security deposit recovery.
- Batch scheduling — Group turnovers rather than calling a contractor for one unit at a time. Volume reduces per-unit overhead.
- Resident retention — The cheapest turnover is the one that doesn't happen. Investment in resident satisfaction reduces turnover frequency.
- Portfolio contractor relationships — A contractor who does 100 units/year at your properties has incentive to prioritize your calls and offer better pricing. Build the relationship.
Tell Projects Turnover Pricing
Tell Projects offers turnover services for Houston multifamily properties with transparent per-unit pricing based on condition tier. We provide detailed scope documentation for security deposit support. Contact us at (832) 591-7991 for a portfolio pricing conversation.