Updated · 3 min read
Written by the Z Construction team, from the projects we price and build in Lee County.
Short answer
Book turnover work 6–8 weeks before move-out, walk the unit the day the tenant leaves, and work in this order: repairs and drywall, paint, flooring, fixtures, then final clean. In Auburn, a light turnover usually costs $1,500–$4,000, and a medium turn with new LVP and fixtures $5,000–$12,000.
Plan around Auburn's calendar
Most Auburn student leases end and begin within the same few summer weeks, often with only days between tenants. Painters and flooring crews book up fast. Schedule in spring, share your lease dates, and have materials ordered before move-out day.
The room-by-room checklist
- Walls: patch holes and dings, spot-prime, repaint (one standard wall color, one trim color).
- Floors: replace worn carpet with LVP in living areas; deep-clean or replace carpet in bedrooms if kept.
- Kitchen: test appliances, re-caulk sink and backsplash, tighten hardware, replace damaged cabinet doors or repaint.
- Bathrooms: re-caulk tub and shower, regrout if needed, check for soft floors near the toilet, replace worn vanities or mirrors.
- Doors and trim: fix latches and hinges, replace damaged doors, rekey or replace locks.
- Safety: test smoke and CO detectors, check GFCI outlets near water, confirm handrails are solid.
- Exterior: check steps, railings and fascia for rot; clear gutters; touch up paint.
- Final: photo every room for your records and the next move-in inspection.
2026 turnover costs in Auburn
| Scope | Standard | Mid-range | Premium |
|---|---|---|---|
| Light turn — Paint, patch, fixes, make-ready | $1,300–$3,400 | $1,500–$4,000 | $2,000–$5,200 |
| Medium turn — Paint + LVP + fixtures and hardware | $4,300–$10,000 | $5,000–$12,000 | $6,500–$15,500 |
| Heavy turn — Kitchen or bath updates between tenants | $10,000–$25,500 | $12,000–$30,000 | $15,500–$39,000 |
A durable spec sheet saves money every year
- Pick one wall color and one trim color for all units and keep the paint codes on file.
- Use eggshell or satin on walls (washable) and semi-gloss on trim and doors.
- Choose an LVP with a thick wear layer and keep spare boxes for repairs.
- Standardize faucets, light fixtures and hardware so replacements match.
Licensing and short-term rentals
The City of Auburn requires a residential rental business license. Short-term (game-day) rentals have separate rules, including zones where non-owner-occupied short-term rentals aren't allowed. Check with the City before listing a property for football weekends.
Get a written price for rental turnovers & make-ready
A free walkthrough, a line-by-line estimate in writing, and the owner on the job from start to finish.
Typical 2026 range in Lee County: $1,500–$30,000
Or just leave your number
The owner calls or texts you back, usually the same business day. No spam, no mailing list.
FAQ
How long does a rental turnover take?
A light turn is often 2–4 days; a medium turn with flooring is typically 4–7 days; heavy turns with kitchen or bath work take longer.
Should I replace carpet with LVP in a rental?
In most Auburn rentals, yes, at least in living areas. It costs more once and saves on every future turnover.
Can a contractor handle turnovers if I live out of town?
Yes. Ask for photos of every room, an itemized invoice and one point of contact.