Turnover Tips: How to Refresh a Rental Without Overspending

When a tenant moves out, it’s the golden opportunity to breathe new life into the rental, but it doesn’t have to break the bank! If you have a home which you want to convert into a rental that hasn’t been updated for years, we are here for you! At Delavan PDX Property Management, we specialize in smart, budget-friendly rental turnovers that increase appeal, reduce vacancy time, and protect long-term value.

Whether you’re a first-time landlord or a seasoned property owner or landlord in Oregon or Vancouver, here’s how to refresh your rental, maximize your rental income, and get it market-ready without overspending.

Why New Property Turnovers & Tenant Turnover Updates Matter

Turnovers are more than just cleaning and handyman repairs. This is the best time to:

Increase your rental value
Appeal to a broader range of applicants
Prevent future maintenance issues
Show potential tenants that the home is loved and properly maintained

A little strategy goes a long way. Our goal is always to maximize return on investment (ROI) while minimizing downtime and cost. We take each turnover as a chance to elevate the overall feel of the rental and reduce long-term wear and avoid costly repairs.

Plus, renters today know exactly what they want for a rental. A clean, well-maintained, and brightly updated unit often performs better than a more expensive, fully renovated property that has luxurious updates. Tenants want function, comfort, and a blank slate – and a smart turnover delivers all three.

High-Impact, Low-Cost Turnover Updates

A standard turnover will maximize your rental income while keeping the rent affordable to the largest range of applicants. You don’t need a full renovation to make a big impression. Here are the updates we recommend most often during turnovers:

1. Fresh Paint

A new coat of neutral-colored paint (bright white is our go-to) can instantly brighten and modernize a space. We use durable, washable finishes (no flat) that hold up to future wear and tear. Paint is one of the most cost-effective updates you can make, and it drastically improves the way your home shows. No need for multiple colors throughout the home or different colors for walls and trim.

2. Updated Flooring

Swapping old carpet for luxury vinyl plank (LVP) flooring is one of the best moves you can make. It’s durable, affordable, water-resistant, and looks great in listing photos. Bonus: it’s pet-friendly and easier to clean between tenants. Don’t have the budget for LVP? No problem! We know the best carpet pad and carpet material that has the most longevity for a rental.

3. New Light Fixtures or Bulbs

Outdated or dim lighting makes a home feel older than it is. Upgrading to LED lights or stylish modern fixtures gives the space an instant refresh. Warm bulbs have a propensity to darken rooms and not fully highlight your home – bright bulbs will make all the difference in those listing photos. Bright white is our go-to for listing photos. Warm hues will create a yellow tone in listing photos.

4. Hardware Swap

Cabinet pulls, doorknobs, and faucet handles can date a home. Swapping them out for modern finishes (like matte black or brushed nickel) is a subtle upgrade that tenants notice. It’s a small detail that adds polish and makes the space feel intentional and cultivates a look that tenants take pride in.

5. Professional House Cleaning & Carpet Cleaning

Professional house cleaning and carpet cleaning is non-negotiable. We go beyond surface wipe-downs and make sure the property is spotless from ceiling fans to baseboards. This includes windows, blinds, appliances (inside and behind), and more, which creates a move-in-ready home tenants will feel great about. Carpets will be thoroughly cleaned with specialty enzymes to reduce dander and remove all debris that gets trapped in the fibers. These are first an Owner cost and then applied to the tenant security deposit at each turnover (unless your rental is in City of PDX – then carpet cleaning is always an Owner cost).

6. Appliance Repair & Upgrades

We check appliances to ensure everything functions properly, and coordinate replacement if anything is beyond repair. If replacements are needed, we install matching stainless (best bang for your buck) or white sets (if needed to match existing appliances) for a uniform look. You do not need luxury appliances. Finish and function is all you need. We also make sure manuals and warranty info are ready for new tenants.

7. Curb Appeal Matters

First impressions count. We refresh mulch, trim shrubs, remove debris, and clean walkways to make sure the exterior is as inviting as the interior. No spiderwebs here! Landscaping is generally a tenant responsibility and they will need to return it to move-in condition upon move-out (this is taken out of their security deposit).

8. Safety & Code Compliance Check

Turnover is also the ideal time to verify that smoke detectors, carbon monoxide detectors, and handrails are up to code (we check these at each walkthrough as well). It’s about tenant safety, but also about protecting you from future liability and adding safeguards to your home to offset the chance of major property damage.

9. Smart Home Upgrades

Some owners opt to install smart thermostats or locks. These upgrades offer convenience to tenants and savings over time. They also add value to your asset overall.

Our Turnover System: Efficient, Reliable, Affordable

Looking for even more support? Our Delavan Contracting Services division offers package deals for a full rental facelift. From flooring and painting to new fixtures and lighting, owners can have their home look brand new -and- receive discounts for every additional item included! It’s an ideal solution for owners who want to make a big impact during turnover without managing multiple vendors or paying premium rates. These packages are designed to refresh the home quickly, boost curb appeal, maximize rent value, and minimize vacancy period all while staying within a reasonable budget.

Our New Property Turnover Service brings all the moving parts together. We coordinate:

Junk removal
Repairs and minor updates
Cleaning
Painting
Flooring
Bathroom Updates
Lighting Fixtures
Landscaping
Appliance Replacement

……..and any other service that may need to take place to have your property be fully move-in ready.

All with one point of contact. You don’t have to manage multiple vendors, timelines, or invoices. We handle it all and provide a clear breakdown of what’s done, why it matters, and how it protects your investment.

We also work with our Preferred Vendor network to deliver high-quality results at negotiated rates. That means less downtime, fewer surprises, and more return.

Don’t Renovate Blind: Let the Market Guide You

One of the advantages of working with a professional property manager is understanding what the local rental market is looking for.

We help guide owners on which upgrades are worth it based on:

Current tenant demand
Comparable listings
Seasonality and turnover timing
The age, style, and layout of the home

Our recommendations are rooted in real-world data and experience and not based on guesswork. Let our expertise provide you the insight to make the most of your investment.

Long-Term Value, Not Just Short-Term Shine

The best turnover updates don’t just help you rent faster but help make future turnovers easier, reduce maintenance calls, and keep tenants longer.

That’s why we focus on upgrades that have staying power, like:

Durable flooring
Energy-efficient lighting
Low-maintenance landscaping
Easy-to-clean surfaces
Reliable, matching appliances

It’s not about making a rental look fancy. It’s about making it functional, durable, and desirable for years to come.

Let’s Talk Turnovers & New Rental Properties

Whether you’re dealing with an upcoming vacancy or just planning ahead to have your home achieve maximum rent for your property, Delavan PDX Property Management is here to help. Our turnover system makes it easy to get your property back on the market—refreshed, upgraded, and ready to attract top-quality tenants.

We serve Beaverton, Portland, Vancouver, and the surrounding metro areas, providing full-service property management that goes beyond the basics.

If you’re searching for expert property management and rental turnover services in Beaverton or the Portland Metro area, give us a call.

We’ll handle the work. You enjoy the results.

Explore More in Our Maintenance Advantage Series:

How Smart Repairs, Tenant Responsibility & Strategic Updates Maximize Rental Income

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