A light make-ready on a Los Angeles one-bedroom costs $2,000 to $6,000 and takes 3 to 7 days. A value-add turn with new flooring, cabinets, counters and an updated bathroom costs $15,000 to $40,000 and takes 2 to 4 weeks. Run the work in order: inspect and document, then repairs, then paint, then flooring, then fixtures, then clean. Out of order you pay for the same work twice.
- Light turn
- $2k to $6k3 to 7 days, one bedroom
- Value-add turn
- $15k to $40k2 to 4 weeks, resets the rent
- Order matters
- Repairs firstClean last, always
- Every turn
- Detectors and locksNon-negotiable compliance
What it costs
| What | Typical Los Angeles range | Notes |
|---|---|---|
| Walk, photograph and itemise | $0 | Do it the day keys come back |
| Rekey or change locks | $150 to $400 | Every single turn |
| Patch, prep and paint, one bedroom | $1,200 to $3,000 | Two coats, ceilings included |
| Flooring repair or spot replacement | $400 to $2,000 | Light turn |
| New vinyl plank throughout, one bedroom | $3,500 to $7,500 | Value-add turn |
| Cabinet reface or replace, kitchen | $3,500 to $12,000 | Value-add turn |
| Quartz counters | $2,000 to $5,000 | Value-add turn |
| Bathroom refresh | $2,500 to $9,000 | Vanity, fixtures, tile repair |
| Appliance replacement | $1,500 to $4,500 | Range, fridge, dishwasher |
| Deep clean | $300 to $700 | Last, after every trade is out |
The order, and why it matters
- Walk the unit and photograph everything, the day the keys come back
- Itemise the security deposit against that documentation
- Rekey the locks before anyone else is given access
- Do the repairs: plumbing drips, electrical faults, broken hardware, drywall damage
- Paint, after the repairs and before the floors
- Flooring, after the paint
- Fixtures, blinds, appliances and hardware
- Test smoke and carbon monoxide detectors, and replace any past their date
- Deep clean, last, after every trade has finished
- Final photographs, then list
The two mistakes that cost money are cleaning before the trades are done, and installing flooring before painting. Both mean paying for the same work twice.
The compliance items that bite in Los Angeles
- Working smoke alarms in every sleeping room, outside each sleeping area and on every storey
- Carbon monoxide alarms where there is a fuel-burning appliance, a fireplace or an attached garage
- Water-conserving toilets and showerheads, which are required on older units in California
- Working heat in every habitable room
- On a rent-stabilized unit, documentation of any capital improvement if you intend to apply for a pass-through later
That last one is the one owners regret. Pass-through applications need properly documented costs, and the documentation cannot be reconstructed after the fact.
Light turn or value-add turn
A light turn is for a unit already at or near market rent. You are protecting the income, not resetting it, so you paint, clean, fix and re-let fast. Every day of vacancy costs more than the work does.
A value-add turn is for an older unit whose rent has fallen well behind the market, which in a rent-stabilized building may be the only chance you get for a decade. Here the maths flips: three extra weeks of vacancy buys a permanently higher rent, and underspending is the expensive mistake.
How to cut vacancy days
Schedule the work before the tenant moves out, not after. We book the crew against the notice date, walk the unit during the final week where the tenant allows it, and order anything with a lead time in advance.
The other lever is standardisation. One scope and one finish package per building means no re-deciding tile every turn, predictable per-unit pricing, and crews who already know the layout. On a portfolio that alone takes days off every turn.
Los Angeles County figures, reviewed 2026-10-29 by America General Contractors, California contractor licence CSLB 1083262. Planning ranges, not a quote, and not legal advice. We confirm the current rules for your parcel before anything is drawn.
Questions
How fast can a unit actually turn?
A light turn is three to seven days from keys back to listed, if the work is scheduled before the tenant leaves. Two weeks is normal when it is scheduled after.
What can I charge to the security deposit?
Damage beyond ordinary wear and tear, cleaning to bring the unit back to its condition at move-in, and unpaid rent. Repainting and recarpeting due to normal ageing are not chargeable. California requires an itemised statement, which is why the move-in and move-out photographs matter.
Is it worth upgrading an older unit?
In a rent-stabilized building, usually yes on vacancy, because that is when the rent can reset. The calculation is the rent increase against the cost, and it is usually a two to four year payback on a good building.
Do you work for property managers?
Yes. We take work orders from the manager, report to both the manager and the owner, and bill per unit.
What flooring holds up best in a rental?
Vinyl plank. It handles water, moving furniture and tenants, and looks good enough to lease. Tile in wet areas. Carpet only in bedrooms if at all.
