Feedback Needed: $8.8k Turnover Quote for 2BR Duplex (Half)

Cleveland, Ohio
Managing Your Property
6moFollow

Feedback Needed: $8.8k Turnover Quote for 2BR Duplex (Half)

Simon Hodson
Member since 2026 · 11 posts · 5 votes

I just received a turnover quote for one side of a 2-bedroom duplex and the total came back at $8,840. This feels high for a standard unit turn, especially the painting. I’d love to get some eyes on these line items to see where I'm getting "investor taxed."

Property Details: 2 Bedrooms, approx. 1,000 sq ft (half duplex).

The Breakdown:

• Interior Painting: $4,260.00

• Covers: Walls and trim in LR, DR, Kitchen, Bath, B1, B2, hallways, and entry.

• Note: This EXCLUDES ceilings and doors.

• At ~1,000 sq ft, this is over $4.00/sq ft just for walls/trim. Is this high for your market?

 Flooring & Basement: $2,124.00

• LVP on stairs, rear entry, and landings: $1,566.00

• Paint/Prep basement floor (548 sq ft): $558.00


 Mechanical & Safety: $644.00

• 8 Smoke Detectors (10-year sealed): $528.00 ($66/unit)

• 3 CO Detectors: $116.00 ($38/unit)

General "Handyman" Labor: $385.00

• Includes: LED bulb swaps, furnace filter, adjusting doors/cabinets, and replacing outlet/switch covers.

Plumbing & Bath: $683.00

• Fiberglass tub surround: $413.00

• Strip/caulk toilet & vanity: $72.00

• Replace shower head & bathtub handles: $198.00

Miscellaneous Interior: $744.00

• Deep cleaning/sanitizing: $324.00

• Replace vintage door hardware & adjust frame: $199.00

• Wall prep/skim (whole home): $116.00

• Transition strips & landscape vine removal: $105.00

Total Quote: $8,840.00

My Concerns:

1. The painting quote seems like a "go away" price for just walls and trim

2. The $385 for bulbs and filters feels like a lot of "fluff" labor.

3. $66 per smoke detector seems steep for what are likely basic 10-year battery units.


Am I overreacting, or should I be shopping this around? What are you guys seeing for turnover costs per unit in 2026?

2Reply
271 views

Most Popular Reply

Jim Johnson
Real Estate Agent · Memphis · Member since 2026 · 541 posts · 311 votes
6mo

$8.8k isn’t unheard of for a full turnover today, but a few of those line items are worth a second look.

The painting is the biggest one. Over $4/sq ft for walls and trim only (no ceilings or doors) is on the higher side in many markets unless the unit needs heavy prep. For a 1,000-sq-ft unit, a lot of owners see something closer to the $2–$3/sq-ft range depending on condition and labor costs.

The smoke detectors also stand out. $66 installed isn’t outrageous if labor is included, but it’s definitely marked up. Those units usually retail far lower, so you’re paying for convenience and install time.

The handyman bundle ($385) isn’t unusual as a minimum service call if someone is handling multiple small tasks in one visit. Individually those items are cheap, but the labor is what adds up.

Where quotes can creep up is when one contractor bundles everything instead of separating vendors. Painting, flooring, and small maintenance tasks priced individually often come in lower.

If this were my property, I’d probably get one or two comparison quotes, especially for the painting. Even if you stay with this contractor, it gives you a clearer sense of what’s market vs. markup.

Turnovers are one of those areas where pricing varies a lot by contractor structure — the goal is less about finding the cheapest number and more about confirming the scope and pricing are in line with the local market.

4Reply
See this reply in the discussion

16 Replies

Jump to latestLatest
  • Joe Watson
    Property Manager · Tucson, AZ · Member since 2019 · 27 posts · 14 votes
    6mo

    The bid to paint is high, no ceilings, no doors? Just 8ft walls and trim, you didn't say what market this is though. 

    I have managed in Oh where I could get 1600sqft turned like this for $1000-1500 Labor.

    In Az where I am now, this price is still high for no ceiling paint or doors. I'm getting $3sq/ft for everything painted. full paint 1000sqft $3000 Ceilings, walls, doors, trim, inside vanities.

    The fact that smoke alarms and CO detectors is separated throws me a little as well, you dont need 8 for a 2 bedroom house do you? You can buy integrated CO/smoke alarms and install for dirt cheap $25 each. (your area may have regulation regarding hard wired alarms. WTF is Miscellaneous Interior? 

    Sorry, I'm getting frustrated because wtf is this math. add this all up and it is much more than $8800 so something must be off in your post.

    Shop around, break up these jobs to two or three contractors and i think you will see a big difference. Also, call a brokerage that manages properties and ask for a reference for a painter.

    0Reply
  • Denise SuppleeBusiness Member
    Realtor · Willow Grove, PA · Member since 2017 · 964 posts · 636 votes
    6mo

    Hi @Simon Hodson nice to meet you here on BP! The painting number is the biggest concern.  That feels closer to retail pricing than investor pricing. 385 for minor handyman items and 66 per smoke detector is on the high side as well.
    The total isn’t outrageous for a full 2026 turn, but several items look marked up. I would absolutely get one or two more bids and ask for clearer labor and material breakdowns. 

    Spark Rental Co-Investing Club576 Reviews
    WebsiteView Page
    1Reply
    • Simon Hodson
      OP
      Member since 2026 · 11 posts · 5 votes
      6mo

      @Denise Supplee thanks Denise appricate the second glance- the painting was the one that shocked me the most 

      0Reply
  • Jim Johnson
    Real Estate Agent · Memphis · Member since 2026 · 541 posts · 311 votes
    6mo

    $8.8k isn’t unheard of for a full turnover today, but a few of those line items are worth a second look.

    The painting is the biggest one. Over $4/sq ft for walls and trim only (no ceilings or doors) is on the higher side in many markets unless the unit needs heavy prep. For a 1,000-sq-ft unit, a lot of owners see something closer to the $2–$3/sq-ft range depending on condition and labor costs.

    The smoke detectors also stand out. $66 installed isn’t outrageous if labor is included, but it’s definitely marked up. Those units usually retail far lower, so you’re paying for convenience and install time.

    The handyman bundle ($385) isn’t unusual as a minimum service call if someone is handling multiple small tasks in one visit. Individually those items are cheap, but the labor is what adds up.

    Where quotes can creep up is when one contractor bundles everything instead of separating vendors. Painting, flooring, and small maintenance tasks priced individually often come in lower.

    If this were my property, I’d probably get one or two comparison quotes, especially for the painting. Even if you stay with this contractor, it gives you a clearer sense of what’s market vs. markup.

    Turnovers are one of those areas where pricing varies a lot by contractor structure — the goal is less about finding the cheapest number and more about confirming the scope and pricing are in line with the local market.

    4Reply
    • Simon Hodson
      OP
      Member since 2026 · 11 posts · 5 votes
      6mo

      @Jim Johnson thanks it was the painting that worried me the most. I don't mind paying for good work or what needs to be done but I also don't want to be ripped off 

      0Reply
  • Henry Lazerow
    Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
    6mo

    I get units painted around $1000-1500. For flooring I pay handyman $400 or so for a whole days work. That is how I do most work pay someone for a day and then have them knock out a bunch, F the guys that want price out every little line item so they are really making $150+ an hour for basic labor. None of these items need licensed guys with pricey companies. You need cheap contacts to make money running rentals. Ask your realtor if used one for contacts, I only give out contacts to clients who closed a deal, as the good cheap guys are rare. Any contacts get off BP will probably not actually be good and cheap as no one gives out those people to strangers on the internet. You also can go on facebook marketplace, etc. do tester really small projects to build up the network. 

    2Reply
    • Simon Hodson
      OP
      Member since 2026 · 11 posts · 5 votes
      6mo

      @Henry Lazerow thanks Henry- I have a few good contractors in other cities and given how hard they are to find I am not surprised people don't share 

      0Reply
  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    6mo

    That does seem high. Others pointed out different parts of the bid but I'd find a few handyman and receive quotes.

    2Reply
  • Greg Kasmer
    Rental Property Investor · Philadelphia, PA · Member since 2021 · 770 posts · 499 votes
    6mo

    @Simon Hodson - I agree with others.... I did a SFH home about 3 months ago with about 1,150 square feet. Painting was $3,200 for labor including walls, trim, doors, and ceiling. I paid for the paint. For the smoke and COs, I would just buy and install myself while I'm checking on the work - assuming you're nearby and can check in on the progress. If you're not local I would follow up with a figure that you think is appropriate and see what they say as you're getting other quotes. Good Luck!

    2Reply
  • James Hamling
    Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes
    6mo

    @Simon Hodson I fear your gonna got lost down the rabbit hole of comparing apples too pineapples too hand-grenades. 

    Are you in state to your rental, with the chop's to do the work yourself? I'm assuming not, because one who is wouldn't be asking on all this, they'd already know. 

    Ok, so comparing yourself vs that kind of person, is a setup for failure right out the gate. 

    And those who say's it's easy, anyone can do it..... Yeah-no. 

    So if your out-state and or without any of these skills, here is the "Tax" none of those "guru's" mention, the Quality and Assurance Tax. 

    There is added expense to be assured, you have quality, ie assured results. 

    You know who the cheapest vendor is? He's on Craig's List, and after he get's a deposit he may or may not show up. The work may or may not be done on time. The work may or may not be done correctly. You may or may not need to hire a 2nd vendor to come in and fix all the 💩 from the first vendor. It may or may not take 2X, 3X, 10X longer than expected. 

    Yes, certainty ie assurance of results does cost something. 

    And it also pays several things. It means resting easy. It means tons of saved time and stress trying to find out what's actually going on, why things aren't done, when they'll be done etc etc.. 

    No, you can't just hire on price and assume everything will turn out roses. 

    There is a reason there is degrees in Project Managing, keep that in mind. No, not anyone can do it well, yes it can be very difficult, yes there is big risks for doing it wrong. 

    So I strongly encourage to stop getting tunnel vision on the numbers and to put things into full-context of what are you getting for those numbers. No, not just the work but the quality, the assurance. What other options do you realistically have? What risks come with those. 

    Building a list of quality go-to vendors does not happen in an instance. It takes time, effort, energy, not just 1 late night google search. 

    I say always start safest. If it costs more up front so-be-it, almost always the added up front costs saves so much more then the expense of it all going wrong.

    From there, invest the time and energy to improve vendors and contact. Improving the expenses, efficiency. 

    But to gamble on using price alone as the sole decision maker, that is the #1 way people get into contractor nightmares, it is. 

    2Reply
  • Simon Hodson
    OP
    Member since 2026 · 11 posts · 5 votes
    6mo
    Thanks James I appreciate your perspective. Building on that it may cost me more now but less further down the line
    1Reply
    • James Hamling
      Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes
      6mo
      Quote from @Simon Hodson:
      Thanks James I appreciate your perspective. Building on that it may cost me more now but less further down the line

      Exactly. I'm not saying this current service vendor is priced low, fair or high, I don't know, price alone won't tell me that. The full context of it all will tell me that. 

      My go-to mechanical contractor, some people give me flak saying "oh that's a big shop, you can get jicky-jacks for way less" and yeah, I know I could. But my go to guys do HVAC, Plumbing & Electrical. 1 call nails it all. And I get volume discounts now, and have built a relationship, I know the Service Manager, they bump me up in priority, take care of me, get things done quick, know how I do things and focus on ROI where they see it and best bang for the buck.

      What they have saved me is immeasurable. And I got warranties and guarantees on everything vs chasing some whoever if anything breaks. 

      Being cheap, is not always cheapest in this world. Too often, it's just code for future expensive. 

      But gotta get full context to know. Plenty are just expensive because that's there jam. But way WAY more are dirt cheap up-front for a reason, and it ain't good reasons. 

      2Reply
  • Sam TatoPro Member
    Investor · Buffalo, NY · Member since 2026 · 42 posts · 19 votes
    6mo

    None of this is high skill labor, pretty basic handyman services that any contractor could do so I would think you'd be able to find much better quotes, especially from a solo handyman. Looks like around 6-8 full days of work?

    1Reply
  • Srini Murthy
    GA · Member since 2015 · 65 posts · 17 votes
    6mo

    I am in the same bucket @Simon Hodson for 1k sq ft 1/2 Duplex, for install of flooring, painting walls, ceiling trim. It is $6k labor. 

    All the turnover for me is $12k and with some items taken off is still $10k labor only. 

    0Reply
  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    6mo

    This entire thread is a prime, Exhibit "A" for a reason to establish your own written Standards for your Rental Preps. Everyone has a different standard, and everyone defines "good" differently. Everyone likely has a favored specific product such as floor coverings, plumbing fixtures and electrical fixtures, with different pricing based on source as well as locale. 

    The definition of Quality is simply "conformance to requirements". Once you establish the requirements, a completed task either meets, or does not meet, those requirements.

    You can get ridiculous and come up with the equivalent of "Military Specs"; or you can determine fundamental standards that do not require much explanation. Certainly, there will be occasions that require a little more conversation for clarity, but if you can get consistent results, that is all you need.

    Painting- pick a brand and color(s) that provide good coverage, and always use it. This makes touch ups much easier, even if it still results in needing to paint corner to corner. Preparation is the key, part of the standard should be to prep, patch, and sand all walls flat when in need of any repair. Primer, stain blocker, how many coats for color change or poor conditions.

    We cannot tell from OP's post what the actual condition is of the unit. I've had vacancies that did not need any cleaning, and I've had them with numerous large holes kicked and punched through every wall intentionally. Many fall between those extremes. Some are sheetrock, some are plaster and lath. Some are CMU or solid concrete. 

    It is easy to assume someone is taking advantage of you, but you need to have discussions to reach an understanding long before a Bad Tenant moves out. Being Proactive is always more cost efficient than being Reactive. Think ahead. Plan ahead. Act ahead. Of Problems.

    1Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free