Tenant Turnover Cost Calculator
Full cost of replacing a rental tenant.
Calculate the full cost of replacing a rental tenant including vacancy, fees, and refresh. Enter vacant weeks and agent fees to see tenant turnover cost.
What this tool does
Enter monthly rent, vacant weeks, agent fees, and refresh cost. The tool shows tenant turnover cost.
Enter Values
Formula Used
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Disclaimer
Results are estimates for educational purposes only. They do not constitute financial advice. Consult a qualified professional before making financial decisions.
1,200 monthly rent, 4 weeks vacant, 600 agent fee, 400 refresh: 2,108 total turnover cost. Losing a tenant costs 1-2 months' rent on average. Long-term tenants worth small annual rent concessions — turnover more costly than 2-3% rent increase.
Quick example
With monthly rent of 1,200 and vacant weeks of 4 (plus agent fees of 600 and refresh cost of 400), the result is 2,107.78. Change any figure and watch the output shift — it's often more useful to see the pattern than to memorise the formula.
Which inputs matter most
You enter Monthly Rent, Vacant Weeks, Agent Fees, and Refresh Cost. Frequency and unit price pull the total in different directions. The biggest surprise for most people is how small recurring amounts compound into large annual figures — that's where this calculation earns its keep.
What's happening under the hood
Vacancy lost rent + fees + refresh. The formula is listed in full below. If the number looks off, you can retrace the calculation by hand — that's the point of showing the working.
Where this fits in planning
This is a "what-if" tool, not a forecast. Use it to test ideas before committing: what happens if the rate is 2% lower than hoped, what happens if you add five more years. The value is in the scenarios you run, not the single answer you get from the defaults.
What this doesn't capture
Steady-rate math ignores real-world volatility. Actual returns are lumpy; sequence-of-returns risk matters most in drawdown; fees and taxes drag on compound growth; and behaviour changes in drawdowns can reduce outcomes below the projection. Treat the number as one scenario, not a forecast.
Tenant turnover cost produces a total based on the inputs provided.
Inputs
This example uses typical values for illustration. Adjust the inputs above to match a specific situation and see how the result changes.
Sources & Methodology
Methodology
Vacancy lost rent + fees + refresh.
References
Frequently Asked Questions
Vacancy benchmark?
Worth retaining tenant?
Refresh always needed?
Professional vs DIY?
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