Real Estate Investor · Seattle, WA · Member since 2009 · 308 posts · 61 votes
I had a tenant move out and there is not much to do.
They did not deep clean but I can finish the place thoroughly clean in two hours on this 1400sqft unit.
Would you clean it yourself or hire a cleaning crew since the tenant pays for it or just do it your self?
I am going to do it myself but then I think I am not getting paid and it is free for me to get a cleaning crew cuz its on the tenants dime - they did not follow the lease and have it super clean ready for someone new to move in.
Also how do you get furniture imprints out of carpet?
For furniture imprints, try ice cubes - that's what my wife tells me at least.
Get an invoice for cleaning so you can deduct appropriate amounts from the deposit.
Cleaning mini blinds - that can be a pain. Might be less effort to replace. If it is just dust, then some of those swiffer-type cloths or dusters might be worth trying. I have soaked them in bathtub before to try to clean and I don't really care to do that again. Professional cleaners might give you some better ideas (like pay them to do it).
I can bill for my own time, so I do the cleaning. I do a lot better job, and faster, than the professionals. Most of the time I have to go around behind the professional service and re-clean, anyway.
If you are not allowed to bill for your own time, then pay someone to do it. I don't like to see dirty tenants get off scot free.
If the tenant made a good effort to clean and all that is left is deep in the corners and the window tracks, I usually don't bill them for it. I've given up trying to make tenants clean up until the unit is move-in clean. I settle for move-out clean and call it good.
I just replace dirty mini-blinds. For expensive verticles and cellulars, I fill a sheep trough with water and a really good dose of liquid laundry soap and leave the blinds soaking for a couple of days. Then swish them around real good, rinse them off with a hose, and hang them up to dry.
Fabric verticles can go through the washing machine if you remove the weights first. Weights get reinstalled with fabric glue.
PNW you are exactly right. I did not hire some one because I know I would go over it anyway. I spent about 4hrs to clean and repaint above the shower. The tenants lived very clean thankfully sorry to see them move. I did have to repaint some of the basement floor since they bought their own dryer and drug it along the stairs and floor. I supplied a new one but they wanted a upscale front loader.
What do you mean you can bill for your own time? Meaning you have a cleaning biz?
No, I don't. In Oregon I can bill for my own labor as long as it is a reasonable charge. I have to be able to justify it and can't charge more than the going rate for labor.
I charge for my own labor for house cleaning, oven cleaning, picking up dog poop, and cutting weeds. The tenants have never complained, and if they do, I know the judges will allow it.
I hire most repairs for damage, but I could bill for my own labor to do repairs (for damage, not maintenance)
FYI -
Standard nonunion industry billable rates for a Cleaning supervisor (based on Chicago) is $51.40 per hour. For a Cleaning technician it is $29.74. You can adjust it across the country but for the cleaning profession this doesn't adjust up or down much at all.
Every cleaning job needs at least one supervisor. This should give you guys a little help in knowing what to charge.
Went to another unit where another tenant moved out last night.
Man they left tons of nail holes throughout.
I said no nails in the wall.
When this happens do you repaint the whole unit or just spot paint where the holes are?
Before you think that isn't a fix, ask yourself if it will stop the dripping and then ask yourself if a tenant will honestly care if there's a shut off valve on the spigot.
Here are some steps hope this helps! without knowing anything i am going to reccomend you change it all becuase you are already doing it and its cheap.
1) go buy a handle remover and a stem valve socket wrench, and a valve sea wrench. also get a towel and phillips.
2) Turn off the water to your house and the hotwater outflow on the waterheater. then turn on the sink.
3)use the handle removers and phillips to take off handles. you may need to remove the plastic cover to get access to the screw.
4) remove both or all 3 stem valves, you need to find out who the manufacturer ie. pricefister, and buy a valve stem replacement kit (20 bucks).
5) replace the seats with the valve seat wrench and then the valve stems. then put the handles back on and your done! should take less than 2 hours with drivin.
Steven
Depending on your cash flow I would hire it out unless you have the extra time to spare. Sounds like you had good tenants, wish we were all that lucky.