How much does tenant turnover cost in Virginia?

There is no single Virginia price for a tenant turnover, because the bill is whatever the empty unit needs. A unit left clean with a few nail holes is a light job; one with damaged floors, a stained bathroom and a full repaint is a different job entirely. This page explains what makes up the cost and how to get a written quote you can compare.

What goes into a turnover bill

A turnover is a bundle of small jobs, and each one is priced separately:

• Cleaning. Labor is the main cost, and it depends on the unit's size and condition. Virginia's minimum wage is a floor under it: from January 1, 2026, until January 1, 2027, employers must pay at least the greater of $12.77 per hour or the federal minimum wage.^[1] The statute sets a step to $13.75 per hour from January 1, 2027.^[1] A cleaner's rate to you is higher, because it covers supplies, travel, insurance and the company's margin.
• Paint. Cost follows the wall and ceiling area, the number of coats, how much patching comes first, and whether the unit goes back to one standard colour.
• Repairs. Holes, damaged doors or blinds, a leaking faucet, a worn appliance part.
• Floors. Carpet cleaning or replacement, or refinishing hardwood.
• Pest, mold and lead-safe work, if the inspection finds them.
• Time. Rent lost while the unit sits empty is often the largest cost of all. A job done in sequence by one coordinator usually costs less than the same work done piecemeal.

Which costs a tenant can be charged for

Not every cost is the departing tenant's. The security deposit may be applied only to unpaid rent, damages from the tenant's failure to keep the unit as the law requires, less reasonable wear and tear, other charges in the rental agreement, and actual damages for breach of the rental agreement.^[2] The security deposit is capped: no landlord may demand or receive a security deposit in an amount or value in excess of two months' periodic rent.^[2]

In practice, cleaning and repainting after normal use are usually the landlord's cost of doing business, while damage beyond ordinary wear can be itemized against the deposit. A written itemized notice is required within 45 days.^[2] See whether a landlord can charge for repainting and whether a landlord can charge for cleaning.

If repairs by a third-party contractor will cost more than the deposit, the landlord has to give the tenant written notice of that fact within the 45-day period, and then has an additional 15-day period to provide an itemization of the damages and the cost of repair.^[2]

Where the cost goes up

Older homes. For a paid worker, disturbing painted surfaces in a home built before 1978 requires certification under the EPA's lead rule.^[3] Ask any bidder on an older unit whether the price includes lead-safe work practices.

Larger repairs. Contractors need a licence at a certain size. A Class C licence covers a single contract or project over $1,000 but less than $30,000.^[4] If your make-ready bundles several repairs into one job near that size, ask for the licence number and class.

Pests. Bed bugs and similar problems add treatment and follow-up visits before the unit can be re-rented.

Getting a quote you can compare

Virginia's Board for Contractors advises getting at least three written bids or estimates using identical plans and specifications so you can compare prices and contractors.^[5] It also warns that a bid substantially lower than the others probably indicates the contractor has made a mistake or is not including all the work.^[5] A good turnover quote lists:

• each room or task, with the work described
• what is included, such as supplies, haul-away and a second coat
• the price for each item, not just a total
• the start and finish dates
• the contractor's licence number and class, if the work is a contract

Virginia requires licensed contractors to provide a written contract for residential work, and the Board's rules say a contract must include a statement of the total cost and the amounts and schedule for progress payments, including a specific statement on the amount of the down payment.^[6] Compare prices only after you have checked that every bid covers the same scope.

Stop and call a pro if

• The scope has grown past make-ready. Water damage, structural issues or mold covering more than about 10 square feet go beyond a do-it-yourself job; EPA points to its remediation guidance for larger areas.^[7]
• A bid involves gas, wiring or heating work. Use a licensed contractor or tradesperson; see how to check if a contractor is licensed.
• A pre-1978 home needs paint disturbed. Hire a lead-safe certified firm.
• A quote is far below the others. Ask what has been left out.
• The contractor wants a large deposit up front. Virginia's Board for Contractors advises a payment schedule based on the contractor's performance, so payments never get ahead of the work.^[5]

Getting help in Virginia

For the cleaning portion alone, see what move-out cleaning costs in Virginia, and for what the whole list involves read what to do between tenants. Browse commercial and property services or more commercial answers, then describe your turnover once to collect quotes.