Flipper/Rehabber · Spokane, WA · Member since 2011 · 123 posts · 71 votes
Yesterday my contractor told me I'm paying $1,000 per month to rent a dump trailer for trash outs on our flips. I assume I could save that $1,000 per month rental fee if I just bought a uhaul or dump trailer of my own and rented it to him myself, however I'm not sure how to strucure something like this and I'm not at all interested in getting into the truck rental business or in spending my time making sure the truck isn't abused.
How have some of you rehabbers been able to save on rehabbing costs without adding additional work load to your own plate?
Investor · Sarasota, FL · Member since 2008 · 18k+ posts · 17k+ votes
14y
Hey Jacob -
Figured I'd just reply to your question here instead of my blog...
In my area, a 30 yard dumpster (including delivery, pickup and dump fees) runs about $350. So, for that $1000/month you're paying, you could rent about 3 big dumpsters.
For our typical project, we use one 30 yard dumpster, so unless you're doing much bigger projects or many more projects than we are (more than 3 per month), the $1000 is probably way more than you should be paying for haul-away fees.
Investor · Fort Worth, TX · Member since 2011 · 1k+ posts · 450 votes
14y
A 20 yard trailer or its equiveleant would be pretty expensive to buy to rent back to the contractor considering some of the 1000 is the actual land fill dump fee(s). I suppose the resale value would be decent, but you'll have to license, tag it and maybe even insure it. And even if you are renting it to your contractor, who may have a big enough truck, you need something more than a half ton pickup up just to pull the empty trailer. Then you gotta have a place to put it when you aren't using it. tire go dry rot, light connectons corrode...owning a trailer can be a huge PITA. But it can work well in the right circumstances.
If you are renting the dump trailer from the contractor, rent it yourself and don't pay his markup. Not sure what prices are there, but I would pay less ($6-700/month) for a roll off dumpster here. These things are basically like commodities, so everyone in town is priced pretty close and you save the most money usually by finding a supplier closer by. You might save a couple hundered/month by calling around to get best prices.
I would not go with a box truck/ uhaul truck because its a pain in the butt to load it up compared to an open dump and you waste a ton of time and gas making dump runs. A roll off dumpster really can't be beat.
Investor · Sarasota, FL · Member since 2008 · 18k+ posts · 17k+ votes
14y
Hey Jacob -
Figured I'd just reply to your question here instead of my blog...
In my area, a 30 yard dumpster (including delivery, pickup and dump fees) runs about $350. So, for that $1000/month you're paying, you could rent about 3 big dumpsters.
For our typical project, we use one 30 yard dumpster, so unless you're doing much bigger projects or many more projects than we are (more than 3 per month), the $1000 is probably way more than you should be paying for haul-away fees.
Investor · Asheville, NC · Member since 2012 · 184 posts · 76 votes
14y
In my area it's $200 for the smallest up to $400 for the biggest (sorry i don't know the yards). Some you can keep for two weeks, some as long as you need. It shows up, we throw stuff in, and it goes away.
I wish every part of renovation was this easy and cheap!
My other favorites are window cleaning- about $150 per house and professional pics- $99 for tons pf great photos and an online slideshow.
Seems like you are paying way too much. Are dump fees in Washington super high?
Tacoma, WA · Member since 2010 · 203 posts · 93 votes
14y
Man, everything really is more expensive here. I need to move somewhere cheap.
I suppose I should throw in too since I'm in WA.
20yd dumpster is $225 for 2 weeks, $25/week thereafter. $98/ton in dump fees. Total cost ends up being $500-700.
30 and 40yd dumpsters for some reason are really expensive. To the point that if I need more than 20yds worth I just get a second 20 yarder rather than pay for a 30 or 40yd.
Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
14y
One thing that the roll-off dumpsters don't come with is permits for street use - in some towns, you can't park one on the street without a permit. Permits tend to be a daily fee too in those places. But a truck that you load can be parked on the street without need for any permits for using the street. Just in case you ever have to work in such towns ...
Real Estate Investor · El Reno, OK · Member since 2009 · 17 posts · 5 votes
14y
Here's what I do.
I bought a 16 ft. bumper pull flatbed trailer. I then built removable 4 ft sides and rear gate. Attach a 20 ft chain to an old wheel and tire at the front of the trailer. Pile junk on trailer.
Now at the dump usually they will do "pull offs" by attaching a dozer to your chain. As the dozer pulls your wheel out all the junk just slides right out.
Now you have a cheap dump trailer and a usable flatbed to haul materials.
Investor · Fort Worth, TX · Member since 2011 · 1k+ posts · 450 votes
14y
[b]
Originally posted by Bill Mauldin:
Here's what I do.
I bought a 16 ft. bumper pull flatbed trailer. I then built removable 4 ft sides and rear gate. Attach a 20 ft chain to an old wheel and tire at the front of the trailer. Pile junk on trailer.
Now at the dump usually they will do "pull offs" by attaching a dozer to your chain. As the dozer pulls your wheel out all the junk just slides right out.
Now you have a cheap dump trailer and a usable flatbed to haul materials.
Flatbed = $1500
dump trailer <$4500
We did this when I replaced the siding on my house before I got into being a land lord. Forgot to put the tire and chain in though...But it didn't matter as the dump still made us throw all the garbage into bins they had set up. Told us we needed to buy a contractor's permit to go up the hill and dump on the ground. I was furious considering I still had to pay $75.00 to unload by hand (neatly!) and had to go through all the hassle of jacking with the trailer, driving 30 minutes to the dump (and back again), waiting in line behind all the other yahoos at the dump (Another 20 minutes), tying all the crap down and securing it-what a huge PITA. I loath making dump runs.
That is when a roll off dump at $350 for two weeks was looking real good come time to rehab my rental and tear down an uninsurable garage stucture. Not only did it hold more, but I saved at least two days carefully stacking garbage in a little trailer and running trips to the dump. Since I work a 9-5 JOB, two days equals a week in real estate time for me.
At the time, I thought pretty hard on what to do considering I have free access to the trailer. Looking back, I can't beleive I even considered doing it differently. Was glad not to be penny wise and pound foolish.
It is very nice to have a trailer for tools and supplies though. I have a tiny cargo for tools so I take all with when demobing from the site every day. But its not big enought to carry any real supplies. I have not found anything that won't fit in the back of my 8 ft bed with the tailgate down, but there have been times a trailer would have been nice.
One thing that you could consider to save money: Why not pile everything up in the back yard and then just rent the dump for a couple days (you get two weeks minimum here...)? You don't really need the thing for a whole month if you size it to hold everything. I actaully made use of bulk trash pickup which comes around once a month to get rid of quite a bit of trash. Just brought it up to the curb and it was gone like magic. For fee! I am sure this varies per city. Anything made of metal (like old appliances and water heaters) will disappear pretty fast if you put it on the curb too.
Investor · Little Rock, AR · Member since 2010 · 628 posts · 251 votes
14y
I bought a little 5'x8' trailer on my very first rehab. I don't know how I lived with out it before. I use it for everything between going to the dump to hauling staging furniture. Sometimes I might pull it for a week or more while I make daily trips after work for this and that (sheetrock ETC).
Don
Edit PS
I pay the city about $28 to dump when it is loaded with all it can carry.
Flipper/Rehabber · Spokane, WA · Member since 2011 · 123 posts · 71 votes
13y
Dumpsters in my area are off the charts expensive. I've looked into them numerous times and concluded that it was cheaper to pay a guy to make dump runs. Because of waste managements crazy dumpster rental fees there are a lot of these companies in town.
Anyway, UPDATE - I bought a 12x6' dump trailer on craigslist for $3,500. I then gave it to my head contractor for unlimited usage. Bids have come down accordingly, but I'm still uncertain because I couldn't find insurance for this type of "scenario" so I don't have any on it right now...
Any suggestions? Dump trailer is necessary, but I'm wondering if I'm at unnecessary risk and how I prevent it? It's also a little unclear who maintains the dump trailer and I'm sure it's being treated like a rental =P
If you haven't noticed, I'm kind of a shoot twice, get around aiming at some point, kind of guy. lol
Investor · Southeast, MI · Member since 2012 · 2k+ posts · 1k+ votes
13y
I used to own a 12x6x4 dump trailer. You should be covered by the insurance of the truck that's pulling it while on the road. You can get a policy that covers fire and theft for while it is parked.
I currently have a 5x10 utility trailer and the insurance is only $20-25 per year.
Dump trailers are stolen all the time. I would keep it indoors or at least in a safe area while not in use. They make tongue locks also, but they will just slow a bad guy down a little.
Real Estate Investor · Phoenixville, PA · Member since 2008 · 105 posts · 38 votes
13y
In the past I have paid approximately 700 for a 30yd can to be dropped /filled/removed. What I have done in the past was rent a mid sized Uhaul truck. Filled it to the max, drove it to the dump that same day, paid 40/ton to empty, hose it out at the car wash, and return, all for under 400. Works well if you live close enough to a dump. Just an idea that I have used. Buddie of mine flipped 21 houses last year, and that is how he got rid of the trash.
Real Estate Investor · Hampton, VA · Member since 2012 · 562 posts · 109 votes
13y
I typically get the roll off dumpster..my current dumpster rental was $260 for included drop off 6000 lbs of trash, rental for 14 days and pick up..when filled up the dumpster sooner than expected, the company charged my an additional $140 to pick, dump and return within an hour. I don't have to worry about additional Waste Management Fees, gas and travel time back and forth to the WM. I typically put in a call as soon as I am done to avoid anyone else dumping trash in my dumpster and increasing my weight. If you choose to go the dumpster route, make sure you are calling the actual company since an online search can result in "Dumpster Brokers" who tend to upcharge you and then field the call out to local dumpster companies.