How Does TULU Increase Lease Renewals and Help Lease-Up Buildings Reach Stabilization Faster?

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Aug 17, 2026

Every month a lease-up hasn't reached stabilization, you're losing rent and carrying cost, and every resident who doesn't renew resets a bill that can take up to 19 months to recover.¹ On the surface these look like two separate problems, one about how fast a building stabilizes, the other about a building's retention rate, but they come down to the same thing: whether living there feels worth it.

That's where TULU comes in. Rather than functioning as a static, single amenity, TULU gives residents ongoing access to the products and services they'd otherwise have to buy, store, and manage themselves: rental items like vacuums, air fryers, and projectors through TULU Rent; snacks and toiletries for purchase through TULU Shop; an e-scooter when they need to get around through TULU Ride, those one-off printing needs, a concert ticket or shipping label, through TULU Print; and bookable home services through TULU Services, all through one app, inside the building they already live in.

Across TULU's platform, a resident rents or purchases an item every 24 seconds, a pace that only makes sense if this is happening inside people's daily routines.

It's visible from the first tour and becomes a running list of small conveniences that build up the longer someone lives somewhere, which is exactly what makes moving out feel like losing something rather than just packing boxes.

The Lease-Up Mechanism: A Differentiator That Still Speeds Up Stabilization

A prospective resident touring a building is comparing it against every other property they've seen, and more often than not they’re comparing the same handful of amenities every building has: a gym, common spaces, a pool, rooftops with a view. Buildings that offer TULU add a layer of everyday convenience and cost savings that traditional amenities simply can’t. And because TULU requires minimal square footage, its impact isn’t limited by building size, it can be just as valuable in a 500-unit building as it is in a 150-unit property where common space is at a premium. By offering an amenity-as-a-service model, buildings can give themselves a powerful competitive advantage, delivering more value to occupants without requiring more space, capital, or operational resources.

TULU makes your building more compelling to prospective renters, and that’s what the TULU Impact Calculator puts a dollar value on. Using a $200/unit-month³ marketing-cost benchmark and the current 16-month average time to stabilization amid record new supply,² the calculator shows the sunk cost of every month a unit sits unleased. Shortening that timeline, even slightly, means less carrying cost and rent captured sooner.

The Renewal Mechanism: Everyday Convenience Is What Keeps Residents in Place

The average cost of turnover ranges between $4,000–$8,000, making resident retention one of the most powerful levers for protecting NOI. And the best way to reduce turnover? Create a living experience that keeps people engaged, satisfied, and invested in staying.

Traditional amenities may have won over renters a decade ago, but today’s renter has changed and expectations have evolved with them. A fitness center, rooftop, and expansive common spaces are no longer differentiators; they’re table stakes. Modern renters are looking for something more: access, convenience, and services that make everyday life easier, more functional, and more sustainable.

TULU meets that shift head-on by bringing the things people actually need into the places they live, creating an amenity experience that becomes part of their daily routine, rather than simply another space they have access to.

That’s why TULU's building-level adoption runs between 40–70%.

That 40–70% adoption rate outpaces virtually every other amenity in the building. Pools may see around 40% usage, but only for a fraction of the year, while gyms typically reach 15–30%, golf simulators and bowling alleys see 2–8%, and movie theaters or media rooms sit around 5–12%.

TULU’s 40–70% adoption stands apart because its value isn’t tied to one standout feature, but rather to the accumulation of small, everyday conveniences that become part of how people live. Whether it’s an air mattress for the weekend, a scooter instead of a rideshare, toiletries without an extra trip to the store, a document printed before a flight, or a home cleaning booked without having to source it yourself, TULU helps eliminate the small frictions that come with everyday life.

Over time, these seemingly simple conveniences become meaningful habits that shape the overall living experience. TULU’s Impact Calculator demonstrates how that increased engagement can translate into higher resident satisfaction and stronger renewal rates, ultimately turning the everyday habits TULU creates into meaningful NOI impact for your bottom line.

Owners and operators who understand the impact of TULU are implementing it at scale. RXR's expanded its partnership to more than 10 buildings across New York and New Jersey because the numbers speak for themselves: 74% of residents downloaded the TULU app, nearly 40% use it three to five times a month, and TULU ranks the #1 most-used amenity in multiple RXR buildings.

And if you don’t believe us, hear directly from residents about how TULU has influenced their decision to renew.

Want to See What This Looks Like for Your Property?

TULU's Impact Calculator was built to show how TULU affects both lease-up and stabilized buildings. Run a lease-up scenario by inputting your building's units, desired stabilization rate, and average marketing costs, and it models how much sooner a building could reach stabilization, and what that's worth in rent captured and marketing dollars saved. Or see how TULU impacts retention for your stabilized buildings by seeing how TULU’s high adoption rates impact your resident satisfaction scores and how much NOI is preserved as residents renew rather than turn over.