Small Unit Turnover Cost $2400. Need advice/help
Looking for some feedback for what I consider a pretty bigh bill for apartment turnover: $2400 for a 800sqft 3bed 1 bath apartment. It has a small living room. The apartment is in Springfield Massachusetts area. Lower level of a triplex.
1.Paint:Walls and ceiling 3daysx3worders=9 man-days of labor $1080.
Materials : Paint and caulking= $260
Total $1340
2. General repairs:
Remove old caulking and apply new to bathroom
Replace door locks to front and back entrances
Install 2 batteries to smoke alarms
Install 9 miniblinds
Clean windows and install 5 window screens.
2 daysx 2 workers= 4 man-days of labor $480
Materials= $146
Total= $626
3. Replace carpets
Remove and replace carpets from 2 small rooms
Trash and debris removal $50 labor
2 days x 1 worker= 2 man-days of labor $240
Materials $201
Total $491
Total $2400 for a small apartment turnover.
I dont think this is a sustainable cost given that the unit only rents for $1050 and there would be turnovers every other year.
These are the hidden killers of cash flow.
I think the labor is cheap but very inefficient. It should not take 9 man-days to paint a small apartment. There were only a few holes to patch. Only one big one.
What are your thoughts on what I was charged?
Next turnover, I am contemplating getting a 5gal bucket of ceiling paint and hiring a guy from craigslist or thumbtack and painting all the walls, ceilings and trims white. I dont think the class of tenants I serve care about having the walls yellow semi gloss.
Anyone know a good reliable and reasonable handyman in springfield? I am thinking of having a handyman on call for bigger repairs/turnovers.
I will tell my property manager to call him to do anything that exceeds $100. Has anyone done this?
Thanks in advance.