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Why We Recommend Owners Let Us Hold the Last Month’s Rent to Prepare for Turnover Costs

Rental turnovers are one of the most stressful and expensive moments in the lifecycle of an investment property. Nearly every turnover involves a series of standard costs:

Cleaning, paint touch-up or full repaint, carpet or flooring refresh, yard cleanup, lock changes, safety compliance updates, marketing photos, listing prep, and days or weeks of vacancy between residents.  These are what we call the basics and even in our relatively landlord friendly states are usually considered landlord responsibility.

A large portion of owners end up sending funds back to us immediately after the resident moves out, simply to cover the work that always follows. Because of this, we strongly recommend holding / reserving the last month’s rent so we are financially prepared to begin turnover work efficiently and without delay.

This isn’t a fee, it’s simply syncing the timing of funds with the timing of reality.  There is no cost in fact it reduces cost due to ever growing payment processing fees.

Why Holding the Last Month’s Rent Makes Sense

1. Faster Turnovers = Faster Re-Leasing

If funding is in place:

  • Vendors can be scheduled immediately

  • Materials can be purchased without delay

  • Touch-ups and repairs can begin while the inspection is fresh

  • The listing goes live sooner

Every day of vacancy is lost rent, being ready matters.

2. Eliminates the Back-And-Forth of Sending and Requesting Funds

Without escrow:

  • We finish the move-out

  • We send a statement showing expected turnover work

  • You send funds back to us

  • We schedule work

With escrow:

  • We already have the funds required to begin

  • No additional transfers, fees, or ACH timing delays

  • The process takes days instead of weeks

This avoids multiple payment processing fees and the inevitable administrative friction.

3. It Reduces Stress For You, For Us, and For the Next Resident

Turnovers create a rush of decisions:

  • Should we replace flooring or clean it?

  • Touch-up paint, or full repaint?

  • Upgrade hardware, lighting, fans, or appliances?

  • Repair or replace aging systems?

Being financially prepared means these decisions are calmer, faster, and better for long-term ROI.

Owners who escrow the final month of rent experience far fewer emergencies and last-minute funding requests, which leads to smoother transitions.

What If the Estimated Turnover Costs Are Higher Than One Month of Rent?

If we’ve roughly budgeted the upcoming turnover, perhaps from a previous inspection, a long-term resident, older interior finishes, or known upcoming upgrades it may make sense to hold a slightly larger escrow to match the expected scope of work.

This is not an obligation; it’s simply practical financial pacing.

When the estimate is accurate, it avoids excess back-and-forth and provides a clean project framework.

Is the Hold Refundable?

Yes. Anything not spent is returned to you (or credited forward for future expenses if preferred).

This is not a fee or charge; it is a planning mechanism to:

  • Reduce vacancy time

  • Avoid payment delays

  • Keep repairs moving smoothly

  • Protect the value of your asset

Our Shared Mission: Prepared, Predictable, Low-Stress Turnovers

We are working hard to better sync our operations with our owners so turnovers are:

  • Faster

  • More organized

  • Less stressful

  • Better for long-term property value

  • And aligned with market expectations for modern renters

Escrowing the last month’s rent is a small structural change that yields large practical benefits both financially and operationally.

If you’d like to set a hold for your property or discuss a tailored amount based on your turnover expectations, just let us know and we’ll assist.