Am I paying too much for repairs?

Question

I'm renovating my first mobile home. I spoke with the contractor over the phone this evening and asked him to give me some ball park figures. The mobile home is a 14x76.
All figures include labor and materials.

New paint for walls and ceilings throughout- $1200

Place a cool seal on roof (2xs) - $530

Replace front door - $550

He said the door alone runs about $400. That is so much more expensive that a stick built house. I don't get it!!

Are these prices reasonable?!

Ben Singh · Answer

Just spoke to my handyman & he said that (as Greg B. stated) mobile home doors are odd sized & a combination Aluminum & Fiberglass in many cases. $400 is about right according to him.
mobilehomeparts.com is a website that my handyman uses to fix his mobile home client's units.

Terry Drake · Answer

Lindsey, I've found that when I advertised on craigslist for a "handy man" with their own tools that most responses would range from $25-50/hr.  When I do need a repair man I'll advertise for a "Jack of all trades" with their own tools, post what needs done, and how much I'm willing to pay.

I usually start about $12/hr and get enough replies that I have to take the ad down.  I start at $12 so if the guy ends up being a clock milker I don't lose much.  If he ends up being competent and gets the job done quick I'll pay him a little more.  He's tickled because he's getting more then he asked for and I'm happy because I've got a happy handy man.

To paint the inside of a home usually will usually cost $200-300 for labor and $50-100 for materials.

I've also found people to clean the homes when I'm done for $50 and people that will pressure clean the outside of the home for $50.

Here is an old thread of that might be helpful.  It has a few homes with before and after pictures along with labor and material break downs.   http://www.biggerpockets.com/forums/30/topics/49257-journey-through-the-next-lonnie-deal-  There's also a couple others I think if you search.

Be sure to keep us all posted with your progress! :)

Lindsey Torres · Answer

Thanks for all the responses! I found a handyman that I am going to pay $17/hr to do the work. I'll post an update soon.

Eric S. · Answer

My painter recently did ceilings, walls, and floors (pet stains, had to be kilzed) in a 16x80 for $900 and I felt like I was overcharged.

Roof seems pretty right.

As for the door, I just had to replace one myself.  It was a 36" door on the back of the home, my local MH supply store said that was an odd size, that they didn't carry 36" doors and it would have to be special ordered for about $400.  Instead, I bought a solid core metal door from Home Depot for about $125 (and another $50 in odds and ends), then began the awful task of making it fit.  Try as hard as you can to find a used door or buy one made for a mobile home, the extra money will be worth the extra labor.  He's probably not wrong on his cost estimate, but at least you know you'll be getting something that fits perfectly and won't be an issue down the line.  As for my door, I got it installed (after about 6 hours), but I don't feel good about it, and who knows what will happen after 5 or 6 years.

Thomas M. · Answer

Hey Lindsey,
 If your going to be renting the home out, that's way too much to be paying for basic repair's. Find a good handyman to repair it on the cheap or find a good property manager. Those cost's going to eat up most of your profit's.

Greg B. · Answer

I am not sure about your rates in your area.  It also depends on what you are going to do with the MH and how much that $1200 hurts you vs time into the project.

If I can make $300 net per month on renting it then that is 4 months net.  If I can't get it done cheaper then I will do it and get it on the market ASAP.

As far as the front door.  MH doors and windows are sometimes different sizes.  I have taken solid core doors and trimmed them to fit.  Or you can sometimes find a good used door on Craigslist.  $400 for just the front door is very high to me.

Good luck.

Ben Singh · Answer

I use the services of a local "handyman"
He charges me $20 per hour plus materials.
I had him paint a 1050 sq ft condo interior for $460 plus $200 in paint.
So as Charley points out about 3 days total. 
I would recommend you seek out a reliable handyman anyway even if you don't use him on this project you'll use him on the next one.

Charley F. · Answer

Hello Lindsey:

I am a newbie too and I faced similar situation in my first property. I find the prices to be too high. For example, my property is 1,170 sqf and I got quotes for $1,200 the same price they are charging you for your mobile home.

I find $1,200 way too excessive for something that will take a maximum of 3 days. That's about $50 and hour for a non professional work. I as professional don't make that money.

I opted to do it myself. I painted the whole interior in 2 days with the help of a friend.

If you can do it yourself save that money.

If you cannot do it yourself, my suggestion is to quote with different people and go with the best bet. Also, consider getting a male friend or brother and do the talking, it has been my experience (at least down here in South Florida) that contractors tend to give higher prices as they know most woman don't have an idea of repair costs and won't negotiate prices for the lack of knowledge.

Good luck.

Am I paying too much for repairs?

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