The Real Cost of a Chicago Unit Turnover
Every vacancy costs money. The rent you're not collecting, the turnover work itself, and the time spent coordinating contractors all add up. For Chicago property managers and investors, understanding the true cost of a unit turnover — and how to control it — is one of the highest-leverage skills in the business.
This guide is based on My Handyman Express's direct experience completing hundreds of unit turnovers across Chicago and the surrounding suburbs. The numbers here reflect 2026 market conditions.
Average Unit Turnover Cost in Chicago (2026)
| Condition at Move-Out | Typical Turnover Cost | Timeline |
|---|
| Light wear (clean, minor touch-ups) | $800–$1,800 | 2–4 days |
| Moderate wear (full paint, minor repairs) | $1,800–$3,500 | 4–7 days |
| Heavy wear (flooring, fixtures, deep clean) | $3,500–$6,500 | 7–14 days |
| Full renovation (gut and redo) | $8,000–$25,000+ | 3–8 weeks |
These ranges assume a standard Chicago 1BR–2BR apartment. Larger units, high-rises with elevator logistics, and units with deferred maintenance will run higher.
What's Included in a Typical Turnover
Paint
Paint is almost always part of a turnover. Chicago's rental market expects fresh paint between tenants — it's the single fastest way to make a unit feel new.
| Touch-up only (minor scuffs) | $200–$400 |
| Full repaint (walls only, 1BR) | $600–$1,100 |
| Full repaint (walls + ceilings, 1BR) | $900–$1,600 |
| Full repaint (2BR, walls + ceilings) | $1,400–$2,400 |
Flooring
Flooring decisions have the biggest impact on both cost and tenant appeal.
| Carpet cleaning (professional) | $150–$300 |
| Carpet replacement (1BR) | $800–$1,800 |
| LVP/LVT installation (1BR, ~700 sq ft) | $2,800–$5,600 |
| Hardwood refinishing (per sq ft) | $3–$6/sq ft |
If you're replacing carpet, go directly to LVP/LVT. It lasts 15–20 years, is waterproof, and dramatically reduces future turnover flooring costs.
Cleaning
| Standard move-out clean (1BR) | $200–$400 |
| Deep clean (heavy soiling, 1BR) | $350–$650 |
| Appliance deep clean (add-on) | $75–$150 |
Repairs
This is the most variable line item. Common repair categories:
| Category | Typical Cost Range |
|---|
| Drywall patching | $150–$600 |
| Door repair/replacement | $150–$500 |
| Bathroom caulking & grout | $150–$350 |
| Plumbing fixtures (faucet, toilet) | $200–$600 |
| Electrical (outlets, switches, fixtures) | $150–$500 |
| Appliance repair or replacement | $200–$1,200 |
The Hidden Costs Most PMs Underestimate
Vacancy days. Every day a unit sits empty costs you rent. In Chicago, average rent for a 1BR is approximately $1,800–$2,400/month — that's $60–$80/day. A turnover that takes 14 days instead of 7 costs you $420–$560 in lost rent on top of the labor cost.
Coordination overhead. Managing 4–6 separate contractors (painter, flooring, cleaner, plumber, electrician, handyman) takes time. Property managers who use a single-vendor turnover service like My Handyman Express typically save 2–4 hours of coordination per unit.
Deferred maintenance compounding. A $150 caulk repair ignored for 12 months becomes a $1,200 tile and subfloor repair. Preventive maintenance between tenancies is almost always cheaper than reactive repair.
How to Turn Units Faster Without Cutting Quality
Pre-inspection before move-out. Walk the unit 30 days before the lease ends. Identify the scope of work before the tenant leaves so you can schedule contractors immediately on move-out day.
Standardize your finishes. Using the same paint color (we recommend Sherwin-Williams Accessible Beige SW 7036 or similar neutral), the same flooring product, and the same fixture finishes across your portfolio means faster decisions, bulk pricing, and easier touch-ups between tenants.
Single-vendor turnover. My Handyman Express handles paint, flooring, repairs, and coordination in a single scope. No scheduling 6 contractors. No gaps between trades. Typical turnover timeline: 3–7 days for moderate-condition units.
Build a maintenance plan. Properties on a quarterly or semi-annual maintenance plan have lower turnover costs because issues are caught and fixed before they compound. Our maintenance plan clients average 22% lower turnover costs than reactive-only clients.
Getting a Turnover Quote
My Handyman Express provides free turnover assessments for Chicago property managers. We'll walk the unit, provide a written scope and flat-rate quote, and give you a realistic timeline before any work begins.
Call (312) 313-3878 or schedule online at myhandymanchicago.com/schedule.