The renewal decision is a math problem
A turnover typically costs one to two months of rent once you count vacancy, make-ready, and leasing, call it $2,000–$5,000 on a typical Tarrant County home. That's the number to weigh against any renewal decision. Squeezing a good tenant with an aggressive increase and losing them is often the most expensive "win" in landlording; leaving rent flat for years quietly costs just as much.
How we handle renewals
- Market check before every renewal, current leased comps (the same discipline as initial pricing) so the renewal offer reflects today's market, not last year's.
- A recommendation with reasoning, keep at market, adjust moderately, or let them go, with the turnover math shown, and the decision always yours.
- Early conversations, renewals negotiated well before lease end, so if the tenant is leaving, marketing starts early and the vacancy gap shrinks.
When a tenant leaves: the turnover machine
- Move-out inspection against the move-in baseline, with fair, documented deposit handling.
- Make-ready coordination, paint, clean, repair, refresh, sequenced tightly so the property is photo-ready fast. Which improvements pay and which don't: see the make-ready guide.
- Marketing starts before the work finishes, listing and showings queue up so days-vacant stay minimal.
The metric that matters: days vacant per turnover. Everything in this service exists to shrink it.