Tenant turnover is one of the most underestimated profit killers in real estate. It creeps up quietly, but the impact is loud and costly—lost rent, cleaning and repair bills, marketing expenses, and the dreaded vacancy period where your property earns exactly zero dollars. The good news is you have far more control over tenant turnover than you might realize. If you understand why tenants leave, actively keep them satisfied, and handle departures with precision, you can turn this financial drain into a manageable bump in the road.

Understand Why Tenants Leave—And Get Ahead of It

Tenants don’t usually vanish out of the blue. They leave for specific, often preventable reasons: sharp rent hikes, slow maintenance, lack of communication, or friction with neighbors or management. Others simply experience life changes like new jobs or growing families.

If you’ve ever had someone move out saying, “We just weren’t happy,” that’s your cue to dig deeper. Ask for candid feedback during move-out. It may be uncomfortable, but those answers are golden. Once you know what’s driving away tenants, you can address those pain points proactively—before the next renewal date sneaks up.

Prioritize Maintenance and Communication

Nothing erodes trust faster than silence when something breaks. A leaky faucet left dripping isn’t just wasting water; it’s slowly loosening your tenant’s attachment to the property. Respond to maintenance requests quickly—even if it’s just to say you’ve received it and are scheduling repairs. At my company, we’ve seen how prompt attention doesn’t just keep tenants happy, it earns glowing online reviews that attract stronger future tenants. In property management, speed is more than customer service—it’s retention strategy.

Build Real Relationships, Not Just Lease Agreements

People don’t move out of places where they feel valued. They move out of places where they feel like a line item. Creating small moments of connection can make tenants think twice about leaving. This doesn’t mean becoming their best friend. It means remembering names, sending holiday cards, or even just offering a warm “welcome home” email when they renew. A tiny gesture creates emotional glue. In our experience, tenants who feel appreciated treat the property better and stay longer—both of which improve your bottom line.

Be Strategic With Rent Increases

Yes, rents need to rise with the market. But sudden, steep increases are a fast way to push tenants out. Instead of big surprise hikes, try small, predictable annual bumps that give tenants time to plan. A $50 increase is manageable. A $300 jump inspires frantic apartment hunting. The “key” is staying competitive, not greedy. Do your market research and think long-term. A paying tenant at a slightly lower rate is still far more profitable than an empty unit earning nothing.

Move Fast and Learn When Turnover Happens

Even with your best efforts, turnover will still happen. When it does, treat time as money—because it is. Have a streamlined process for move-outs, cleaning, repairs, and marketing so the unit can be re-rented quickly. And while you’re at it, collect feedback from every departing tenant. Exit surveys can reveal patterns—maybe your rent is creeping above market rate, or your response times aren’t as fast as you think. Every departure contains data. Use it.

Focus on the Long Game

Your ultimate goal should be stability. Long-term tenants provide predictable income, take better care of the property, and often will refer friends who become reliable tenants themselves. That’s the trifecta of property management. If you stay focused on responsiveness, fairness, and genuine human connection, you’ll see turnover shrink—and your margins rise. It’s not magic. It’s just good, consistent management. Tenant turnover might be inevitable, but high turnover isn’t. Keep tenants feeling heard and valued, and they’ll stay.

By David Crown, Founder and Chief Executive, L.A. Property Management Group

David Crown is the Chief Executive Officer of Los Angeles Property Management Group and has over 30 years of experience managing all types of income properties. He can be reached directly at (323) 433-5254.