So You Want to Be a Landlord — Episode 2
Tenant Turnover Day: Our Pre-Renovation Walkthrough
Get the Winning Edge with Grant, Weston, & Jim Bim
A six-year tenant just moved out. Here's what the house looked like, what we're fixing, and what it's going to cost.
Trash in the front yard, worn-out carpet, holes in the walls, water-stained drywall and a cat odor you can't see on camera but can definitely smell. This is the side of being a landlord most people don't talk about. We walk through every level, share our game plan, and put real numbers on the turnover.
This Turnover By The Numbers
Our Estimates
6 Years
Length of Tenancy
Much of this work was due at turnover anyway
$25K–$35K
Estimated Turnover Cost
A good day vs. a bad day, depending on surprises
$1,900 → $2,400+
Monthly Rent
Targeting $2,400 to $2,500 after the renovation
Thanksgiving
Target Finish
With a new tenant moving in at the start of 2027
The Game Plan, Level by Level
Main Level
New Kitchen, New Floors, New Everything
An all-new kitchen with new appliances, a raised ceiling and four to six recessed lights. Water-stained drywall from an upstairs tub leak comes down. Then LVP flooring throughout, new 5-inch baseboards, new paint, new light fixtures, switches, outlets and air registers, and new doors everywhere, including the front door. The broken sliding door gets replaced with a French door.
Upstairs
Carpet, Doors and a Bathroom Redo
New carpet, trim, paint and light fixtures, plus patching a wall that was used as a punching bag. About six new doors, with one closet door removed and turned into an open linen closet with shelves to save cost. The bathroom gets a new subfloor, vanity, and likely a new tub and shower surround. Another sliding door becomes a French door.
Basement
A Real Full Bath
The cramped bathroom comes out completely. We're moving a wall to fit a roughly 48-by-32-inch shower, a 30- to 32-inch vanity and a better-placed toilet. The floor will be broken up so our plumber can rearrange the lines. The laundry room gets a little smaller but keeps a laundry tub, washer and dryer.
Whole House
Getting Rid of the Cat Smell
Odor doesn't come out with a mop. The ducts will get a foaming clean, probably twice, and we'll seal the floors and prime the walls before finishing. Outside, the yard needs a cleanup and landscaping. The roof has an estimated two to three years left, so it's not part of this round.
Smart Moves That Save You Money Later
Replace every water shutoff. Most leaks start at old shutoffs, and rusted ones can't be turned off when something goes wrong. At around $50 to $100 per fixture, it's far cheaper than repairing water damage later.
Waterproof under the flooring. LVP is water resistant, not waterproof. We now put a Schluter membrane over the plywood as standard. It costs more up front but much less than redoing a bathroom.
Choose LVP over carpet on the main level. The cost is about the same, and it makes every future turnover simpler.
Spend a little more on finishes. Going from base-grade to nice finishes adds only a couple thousand dollars across the whole project. It helps the home command better rent and attract tenants who stay longer.
What This Means If You Want to Be a Landlord
We talk to owners every day who plan to rent out their home and assume all the rent they collect is profit. It isn't. Whether a tenant stays six months or six years, a turnover like this one is part of the deal, so set money aside for it from day one.
Timing matters too. Late fall is one of the toughest times of year to get a property back, and finding a tenant can take longer. Expect some vacancy and plan your budget around it.
Finally, think long term. We price our rentals to attract tenants who will stay for years. A well-finished home and a fair rent mean longer leases and fewer turnovers, which is where the real savings are.
We'll bring you back for short updates through junk removal, rough-ins, the kitchen and paint, all the way to the final reveal. Stay tuned for the next episode of So You Want to Be a Landlord.
Thinking About Renting Out Your Home?
Before you become a landlord, make sure the numbers work. We'll help you understand rent, turnover costs and what it really takes to keep a rental profitable, or help you decide if selling makes more sense.
Call 410-461-2800Grant Bim, Weston Bim & Jim Bim — Winning Edge Real Estate
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