How much does an apartment make ready cost in Los Angeles?

Quick answer: Across Los Angeles, a basic apartment make ready commonly runs $400 to $900 on the general market for cleaning and light punch work. TurnOver LA’s Make Ready is a fixed $225 for a studio, $255 for a 1BR, $335 for a 2BR, and $425 for 3BR or larger, with a 48-hour turnaround and no rush fee. Add-ons like painting or rekey are line-item priced from our live menu. Get instant quote in 30 seconds

In LA, a basic make ready means returning a unit to clean, safe, rent-ready condition after move-out. Market pricing for the cleaning and light punch portion usually lands between $400 and $900. TurnOver LA charges a fixed $225 to $425 by unit size for Make Ready, which includes a deep clean and a 12-point photo report, completed in 48 hours.

What does “make ready” mean in apartments?

A make ready is the reset between tenants. In practical terms, it covers cleaning, safety checks, and minor repairs to meet habitability and showing standards. It is not a renovation. For LA landlords, this usually means a deep clean, patching small wall damage, paint touch-up or repaint by room where needed, door hardware checks, light fixture and outlet tests, and any lock rekey policy you follow. If the outgoing resident left large items or trash, a cleanout may be part of the scope. In rent-controlled submarkets like West Hollywood or Santa Monica, the condition standard still applies, but you also consider local rules on allowable costs and notices. For legal recovery limits tied to deposits, see California Civil Code §1950.5 and state guidance before billing tenants.

How much does a make ready cost in Los Angeles?

Across LA, basic make ready work for a typical 1BR, limited to deep cleaning and light punch, often runs $400 to $900 on the open market. That excludes larger paint or drywall scopes and any capex. TurnOver LA’s Make Ready is a fixed price by size, completed in 48 hours: Studio $225, 1 Bedroom $255, 2 Bedroom $335, 3BR or larger $425. Add-ons are priced per line item from our live menu, so you can forecast without guesswork. Vacancy loss in LA commonly runs $80 to $200 per day, which is why we schedule starts within 24 hours and deliver in 48 hours. Faster turn means less lost rent, often outpacing any small savings from chasing piecemeal bids. Get instant quote in 30 seconds

Note: Market figures reflect general contractor and cleaning company ranges across LA for similar scopes. They are not TurnOver LA pricing.

What is included in a make ready in LA?

For TurnOver LA, the Make Ready base is a deep clean plus a 12-point photo report that documents condition for your file and deposit accounting. Cleaning covers kitchen, baths, appliances, floors, and high-touch areas detailed to showing standard. The report flags paint, drywall, safety items, and any pet or smoke odor issues that may need extra work. If you approve add-ons, we can touch up paint or repaint rooms, patch drywall, rekey, haul junk, and handle punch list tasks. Our pricing is line-item and fixed from the live menu, so there are no surprise surcharges when you add scope. See our service overview here: Make Ready service page.

How do painting choices impact make ready cost and timeline?

Painting is often the swing factor. Across LA, repainting commonly prices at $2 to $4 per square foot or $500 to $1,200 per room, depending on prep, access, and ceiling height. With TurnOver LA, painting is standardized: paint touch-up only is $200, repainting per room is $395 per room, ceilings and baseboard or trim are $125, and sand plus repaint cabinets or shelving is $135. For units with scuffs and a few nail holes, touch-up can be enough. For mixed-color walls or heavy wear, full room repainting may be the right call. Because we schedule painting inside the same 48-hour turnover window, you avoid a secondary delay that would extend vacancy and showings.

What is the 30 percent rule for apartments, and should you use it?

Some operators reference a 30 percent rule, meaning make ready including cleaning, paint, and minor repairs should not exceed 30 percent of one month’s rent for routine turns. It is a budget guardrail, not law. In LA, where a 1BR can rent for $2,200 to $3,200 in Koreatown, Mid-City, or Sherman Oaks, this suggests a ceiling of $660 to $960 for a standard turn. That can work when condition is average and paint needs are light. The bigger lever is speed. Vacancy loss at $80 to $200 per day adds up faster than a small overage on materials. A 48-hour completion that gets you listed this week usually beats shaving $100 by stretching work into a second week.

How do handyman and punch list items affect the total?

Light maintenance can tip a make ready from basic into standard. Across LA, handymen typically bill $85 to $150 per hour with four-hour minimums, so many 1BR punch lists cost $340 to $600 before materials. TurnOver LA prices this as a half-day handyman punch list at $230, a full-day at $425, or a general maintenance and safety visit at $125 when the list is short. Drywall matters too. We price a small drywall patch plus texture at $150 per patch and a medium drywall repair at $240 per patch. These are common after TV mounts or shelf anchors. Centralizing punch tasks under a single visit keeps you on the 48-hour track instead of juggling multiple subs.

What about locks, keys, and security at turnover?

Many LA owners rekey between tenancies as a standard risk control. Citywide practice varies, but most landlords do not reuse keys for new occupants. Market pricing for a basic rekey is commonly $150 to $300 per door, with more for smart hardware. TurnOver LA prices rekey jobs as follows: rekey first lock $100, additional lock rekey $50 per lock, full apartment rekey up to 2 locks $150, lock rekey front plus deadbolt $110, door knob or handle replacement $100 per knob, and smart lock install $210. If your building falls under the LAHD Rent Stabilization Ordinance, stay current on habitability and access rules posted by LAHD. Rekeying is also part of a clean handoff for vendor access and leasing.

How do junk haul and cleanouts change the math?

Leftover furniture and trash burn days. Across LA, unit cleanouts and junk removal for apartments commonly range from $300 to $700 per load and can double with mattresses or heavy items. TurnOver LA’s unit cleanout and junk haul is fixed by size: Studio $200, 1 Bedroom $310, 2 Bedroom $420, 3BR or larger $420, with $200 per additional junk load if the volume exceeds the base. Clearing the unit on day zero keeps cleaning and paint on schedule and reduces pest risks. If you expect a partial skip or an estate scenario, budget a cleanout line in advance to protect your 48-hour target.

What can you charge to the security deposit in California?

California allows landlords to deduct for cleaning to return a unit to the same level of cleanliness as move-in, for repair of damage beyond ordinary wear and tear, and for unpaid rent. See California Civil Code §1950.5 and the California DCA Landlord-Tenant Guide for definitions and documentation standards. Starting 2024, AB 12 caps most residential deposits at one month’s rent, which makes documentation discipline more important. TurnOver LA’s 12-point photo report is structured to support your deposit accounting and your 21-day itemization clock. For practical guidance, see our guides on normal wear and tear and the 21-day deposit return rule.

How do vacancy loss and a 48-hour turnaround affect net cost?

A slow turn is expensive even when line items look cheap. Using LA’s common vacancy loss baseline of $80 to $200 per day, a one-week delay can cost $560 to $1,400. If a 48-hour schedule gets you photographed and listed two to five days sooner, the saved rent typically offsets a higher scope choice, like repainting one more room at $395. That is why every TurnOver LA job runs on a 48-hour completion standard without a rush surcharge. Speed protects your NOI while keeping quality consistent. If you already have a renter ready, use the time saved to close deposit accounting inside 21 days and hand over keys without scramble. Get instant quote in 30 seconds

What is actually driving your make ready cost in LA right now?

Use this checklist to pressure test your budget before you book work.

1. Unit size and surfaces: More rooms mean more wall area and more fixtures to clean. Our Make Ready scales from $225 to $425 by size.
2. Paint decision: Touch-up at $200 vs repaint per room at $395. Color changes and heavy scuffs push toward full rooms.
3. Drywall condition: Small holes at $150 per patch vs medium repairs at $240 per patch. TV mounts add up fast.
4. Punch list depth: $230 half-day vs $425 full-day handyman. Consolidate tasks to one visit.
5. Locks and hardware: Rekey first lock $100, additional $50 per lock, or full apartment rekey $150. Smart lock install is $210.
6. Junk volume: Studio $200, 1BR $310, 2BR $420, 3BR or larger $420, with $200 per additional load if needed.
7. Showing plan and media: Listing speed matters. Our TLA Launch Pad Media Package is $399 and keeps marketing inside the same 48-hour arc.

Example cost scenarios for common LA turns

Here are real-world styled bundles using our live menu. These are not quotes, but they show how scope choices build.

• Light 1BR refresh in Mid-City: Make Ready $255, paint touch-up $200, general maintenance and safety visit $125. Total $580. Market equivalents often bill $700 to $1,100 and take longer than two days.
• Worn 1BR in Sherman Oaks with TV mount holes: Make Ready $255, repaint living room $395, small drywall patch plus texture x2 $300, full apartment rekey up to 2 locks $150. Total $1,100. Market bundles for similar work can land at $1,300 to $2,000.
• 2BR family move-out in Pasadena with junk left: Unit cleanout $420, Make Ready $335, repaint one bedroom $395, door knob replacement $100. Total $1,250. Market could range $1,500 to $2,400.

Again, the market numbers are for context. Only the TurnOver LA line items are our prices.

What is the right sequence to control cost and time?

Order matters. Day 0, confirm keys, power, and water, then approve the scope. If there is junk, clean it out first so cleaners and painters have a clear workspace. Next, run the Make Ready cleaning and safety checks, which produce a photo report and identify any adds. Parallel the paint touch-up or room repaints so you are not repainting after a deep clean. Slot drywall patches early so texture and paint cure in time. Rekey near the end to secure keys for leasing and vendor access. If listings matter for your building, schedule the TLA Launch Pad Media Package or our painting and drywall service to align with your go-live date.

Where to start if you manage multiple units per month?

If you handle recurring turns across Downtown LA, Koreatown, or Hollywood, set standard paint colors and a rekey policy so field decisions are automatic. Put a standing budget range on each unit type, for example 1BR at $600 to $1,200 including paint when needed, and lock a 48-hour completion rule. Use the 12-point photo report to normalize deposit claims across your portfolio. If you want one vendor to own the full stack, our Make Ready base plus painting, handyman, cleanout, locks, and listing media are all scheduled inside the same timeline, so you hit your rent-ready date without staging delays. When you are ready to slot the next turn, use the booking tool for real-time pricing. Get instant quote in 30 seconds

Related definitions and deeper reading

If you are new to the term, see our explainer on what a make ready is. For a portfolio view of costs across LA neighborhoods, read our apartment turnover cost guide. For cleaning scope specifics, see move out cleaning in Los Angeles. For legal context on deposits and wear standards, review California Civil Code §1950.5, the California DCA Landlord-Tenant Guide, and the California Tenants Guide. For rent-stabilized buildings, check the LAHD Rent Stabilization Ordinance. For deposit caps, see AB 12 (2023) security deposit cap.