Lease Renewal vs. Turnover Cost Calculator

Your tenant is pushing back on a rent increase. Should you keep them at the current rent, or let them go and re-rent at the higher rent? This tool prices the turnover — vacancy, make-ready, marketing, commission — and tells you how long the rent increase needs to stick to pay for it. This is an estimate for screening purposes only — not tax, legal, or financial advice.

The lease & the increase

Current monthly rent ($)

What the tenant pays today.

Proposed new monthly rent ($)

The rent you'd re-list the unit at — enter 0 if you'd keep it at the current rent.

Lease term you're comparing (months)

Expected vacancy (months)

How long the unit sits empty between tenants. Fractions allowed.

The turnover costs

Make-ready / renovation cost ($)

Paint, cleaning, repairs, flooring — everything to make it rent-ready.

Marketing / leasing cost ($)

Listing fees, photos, showings, screening.

Leasing-agent commission ($)

Enter 0 if you lease it yourself.

How to read the results

Total turnover cost is everything a turnover costs you: the rent lost while the unit sits vacant (at the new rent), plus make-ready, marketing, and any leasing commission.
Break-even on the increase answers: how many months of the rent increase alone does it take to pay back the turnover cost? If the new rent is the same or lower than the current rent, the turnover can never pay for itself.
Annualized comparison shows each path's net income over the next 12 months side by side.
The verdict compares the two paths over your lease term. A turnover only beats renewing when the rent increase is big enough — and lasts long enough — to cover the full turnover cost.