The short answer
A turnover feeis the all-in cost of preparing a rental unit between tenancies. It is paid by the landlord to a turnover company, a property manager, or a stack of separate vendors (cleaner, painter, handyman, locksmith). It bundles everything that has to happen between "keys returned" and "new tenant moves in" — cleaning, paint touch-up, minor repairs, lock rekey, marketing prep, and inspection.
In Los Angeles, a typical apartment turnover fee in 2026 runs:
- Studio: $225 to $450 for a flat-rate make-ready; $800 to $1,500 stacked through separate vendors.
- 1BR: $255 to $550 flat-rate; $1,200 to $2,200 stacked.
- 2BR: $325 to $750 flat-rate; $1,800 to $3,000 stacked.
- 3BR+: $425 to $950 flat-rate; $2,500 to $4,500 stacked.
The wide range exists because "turnover fee" is not a fixed product — it is a label for whatever scope the landlord and the vendor agreed to. See our full breakdown of apartment turnover cost in Los Angeles for line-item pricing.
What is actually inside a typical turnover fee?
A standard make-ready turnover fee covers everything a normal tenant would expect to find on day one: a clean, functional, freshly-prepped unit. The default scope of a turnover at most LA buildings includes:
Cleaning
- Full apartment deep clean — kitchen, bathroom, floors, baseboards
- Inside-of-oven, inside-of-fridge, dishwasher, microwave
- Cabinets and drawers wiped inside and out
- Windows, sills, blinds, ceiling fans, light fixtures
- Tile and grout scrub, tub and shower descale
Paint and walls
- Patch nail holes and minor wall dings
- Touch-up paint on doors, trim, and high-traffic walls
- Full-room repaint when wear-and-tear or scuffs require it
Minor repairs and replacements
- Replace burned-out bulbs, smoke detector batteries, HVAC filter
- Re-caulk tub, shower, and kitchen sink as needed
- Tighten loose hardware, fix sticking doors, replace torn screens
- Test every outlet, switch, faucet, and appliance
Lock rekey and access
- Rekey all entry locks (industry standard between tenants)
- New mailbox key, garage remote handoff, code reset on smart locks
Inspection and documentation
- Photo-document the unit's rent-ready condition
- Confirm all appliances and systems work
- Sign-off checklist for property manager or owner
TurnOver LA bundles all of this into a single flat-rate package — see our Make Ready service scope for the full checklist we run on every unit.
Turnover fee vs. security deposit deduction (the legal line)
This is where landlords and tenants both get burned. A turnover fee is what the landlord pays. A security deposit deduction is what the tenant pays. California law treats them very differently.
Under California Civil Code §1950.5(b), a landlord may only deduct from a security deposit for four reasons:
- Unpaid rent
- Cleaning the unit when the tenant vacates — but only to return the unit to the same level of cleanliness it had at the start of tenancy
- Repair of damages caused by the tenant or the tenant's guests, excluding ordinary wear and tear
- Restoration or replacement of personal property (furniture, keys, remotes) when the rental agreement allows it
A flat "turnover fee," "move-out fee," "cleaning fee," or "make-ready fee" charged to the tenant regardless of how clean they left the unit is not allowed. California courts have repeatedly ruled non-refundable turnover-style fees illegal under §1950.5.
What a landlord can and cannot charge — at a glance
| Item | Included in landlord's turnover fee? | Chargeable to tenant's deposit? |
|---|---|---|
| Standard between-tenant deep clean | Yes | No (unless tenant left it dirtier than move-in) |
| Tenant-caused stains, pet damage, broken tile | Yes (work order) | Yes — actual repair cost only |
| Standard interior repaint after 2-3 years | Yes | No — wear-and-tear, landlord cost |
| Repaint to cover crayon, smoke stains, unauthorized colors | Yes (work order) | Yes — proportionate to remaining paint life |
| Carpet cleaning between tenants | Yes | No (wear-and-tear) |
| Carpet replacement due to pet urine or burns | Yes (work order) | Yes — prorated by carpet age |
| Lock rekey between tenants | Yes | No (landlord operating cost) |
| Replacing missing keys, remotes, mail keys | Yes | Yes — actual replacement cost |
| Marketing, listing fees, leasing commissions | Yes | Never |
| HVAC filter, smoke detector batteries | Yes | No (landlord operating cost) |
| "Move-out fee" or non-refundable cleaning fee | N/A | Illegal in CA — §1950.5 |
| Vacancy loss (rent lost between tenancies) | Yes (landlord absorbs) | Never |
For the deeper legal analysis on what landlords can and cannot pass through, read can a landlord charge a tenant for turnover.
Why turnover fees vary so much in LA
Three drivers move the number up or down:
1. Unit condition at move-out
A unit returned in "broom clean" condition with normal wear is a 6-12 hour make-ready. A unit with three years of grease in the oven, pet stains in the carpet, and unauthorized purple walls is a full 2-3 day rebuild. The cleaner the move-out, the smaller the fee.
2. Vendor stacking vs. flat-rate bundle
Hiring a separate cleaner, painter, handyman, and locksmith means each one charges a minimum visit fee, drives separately, schedules separately, and adds margin. A bundled turnover service collapses all of that into one truck-roll and one invoice — which is why flat-rate packages run 40 to 60 percent below stacked-vendor totals.
3. LA submarket labor rates
Same scope of work prices differently in Beverly Hills versus Inglewood, and the unit's location is the single biggest predictor of vendor markup. A make-ready that runs $325 in Koreatown can run $450 for the same scope in West Hollywood or Santa Monica simply because of how local vendors price travel and parking.
The hidden cost most landlords miss: vacancy loss
The turnover fee is rarely the biggest line item in a turnover. The biggest line is vacancy loss — every day the unit sits empty between tenants is rent that never comes back. In LA in 2026:
- A $2,800/month 1BR loses about $93/day vacant.
- A $4,200/month 2BR loses about $140/day vacant.
- A $5,800/month 3BR in WeHo or Brentwood loses about $193/day vacant.
A turnover that drags 14 days past move-out costs the landlord $1,300-$2,700 in lost rent — usually more than the actual turnover fee itself. This is why a slightly more expensive flat-rate-with-48-hour-guarantee package almost always beats a cheaper stacked-vendor approach: every day faster more than pays for itself.
Three real-world LA examples
Example 1: Studio in Koreatown, normal move-out
- Make-ready turnover fee: $225 (flat-rate)
- Vacancy: 3 days at $73/day = $219
- Marketing & listing: $200
- Total turnover cost: ~$644
- Charged to tenant's deposit: $0 (clean, normal wear)
Example 2: 1BR in Silver Lake, pet damage
- Make-ready turnover fee: $325 (flat-rate)
- Carpet pad replacement (pet urine): $450
- Cabinet door replacement (chewed): $180
- Vacancy: 7 days at $93/day = $651
- Total turnover cost: ~$1,606
- Charged to tenant's deposit: $630 (carpet pad + cabinet, prorated)
Example 3: 2BR in Santa Monica, heavy turnover
- Make-ready turnover fee: $425 (flat-rate)
- Full repaint (smoke residue): $1,400
- Carpet replacement (irrecoverable): $2,200
- Vacancy: 21 days at $140/day = $2,940
- Total turnover cost: ~$6,965
- Charged to tenant's deposit: $2,180 (smoke + carpet, prorated by remaining life)
Frequently asked questions
Is a turnover fee the same as a cleaning fee?
No. A cleaning fee is one component of a turnover fee. A turnover fee also includes paint, repairs, lock rekey, and inspection. A non-refundable cleaning fee charged to the tenant up-front is not legal in California under §1950.5.
Can a California landlord charge the tenant a flat turnover fee?
No. California prohibits non-refundable move-out, turnover, or cleaning fees. Any deduction from the deposit must be itemized, actual, and tied to either unpaid rent, tenant-caused damage beyond wear-and-tear, or restoring the unit to its level of cleanliness at move-in.
How long does a typical apartment turnover take?
A normal LA turnover runs 24 to 72 hours. Heavy turnovers with full repaints or carpet replacement run 4-7 days. See our 150-point turnover checklist for the full timeline.
Who pays the turnover fee, the landlord or the tenant?
The landlord pays the turnover fee. The tenant only pays for actual damage they caused beyond wear-and-tear, deducted from the security deposit per California Civil Code §1950.5 and itemized within 21 days of move-out.
What is the difference between a turnover fee and a make-ready fee?
Functionally, none. "Turnover" and "make-ready" are used interchangeably across the property management industry. See our full definition of "make ready" for the standard industry scope.
Turnover fee timing: when does the work actually happen?
A surprising number of LA landlords schedule the turnover after the tenant has already moved out, then watch the vacancy clock tick. Smarter operators sequence it tighter:
- 2 weeks before move-out: Offer the tenant a pre-move-out walkthrough (their right under California Civil Code §1950.5(f)) and hand them the punch list of cleaning items they can fix themselves to avoid deductions.
- 1 week before move-out: Confirm the turnover vendor and schedule the make-ready start window — booked, not just inquired about.
- Day of move-out: Walkthrough with photos. Hand the unit to the turnover team the same afternoon if possible.
- 48-72 hours later: Unit is rent-ready and photographed for the listing. Listing goes live the same day.
- Within 21 days of move-out:Itemized deposit statement and refund check are mailed to the tenant's forwarding address — see California's 21-day deposit return rule.
A landlord who runs this sequence cleanly cuts vacancy loss to 5-7 days. A landlord who waits until after move-out to start hunting for vendors typically loses 14-21 days. On a $2,800 LA 1BR, that difference is $650-$1,300 in lost rent — far more than the turnover fee itself.
Who provides apartment turnover services in LA?
The LA turnover market splits into four kinds of providers, and the kind you pick determines the fee structure:
Property management companies
Most full-service LA property managers handle turnover internally or through a preferred vendor list. Cost is rolled into the management fee or billed at "cost plus" (typically cost + 10-20% markup). Best fit if you already use a property manager for the whole portfolio.
Specialized flat-rate turnover services
Companies like TurnOver LA price the entire make-ready as one bundled package per unit size. Best fit for owner-operators and small landlords (1-30 units) who want a single number on the invoice and no project management overhead.
General handyman services
Independent handymen will quote piecemeal labor at $45-$95/hour depending on submarket. Best fit for one-off repairs, not full-scope make-ready turnovers (you end up coordinating the cleaner and painter yourself).
DIY / owner-operator
Cheapest on paper. Most expensive in vacancy loss and your own time. Best fit only for owners with extensive renovation experience and a flexible schedule. Most landlords who try this once switch to flat-rate the second time.
How to get the lowest legitimate turnover fee in LA
- Use a flat-rate bundled service. One vendor, one truck, one invoice. Saves 40-60% vs. stacked vendors.
- Document move-in condition with photos. A clean photo record makes wear-and-tear arguments far easier to win and shrinks legitimate deposit deductions.
- Inspect the unit before the tenant moves out. A pre-move-out walkthrough lets the tenant fix cleaning issues themselves — much cheaper than your turnover vendor doing it.
- Book turnover ahead of move-out. Same-day or next-day scheduling locks vacancy loss to single digits.
- Standardize paint colors across your portfolio. One contractor-grade off-white means one paint can on the truck and no color-matching delays.