Charging labor costs for landlord repairs?

Question

Recently tenant's BF broke the lock & handle on the storm door while trying to get inside after a breakup. Cops were there, drama ... I am handy and will replace the handle myself. I will be billing the cost of repairs to the tenant but I am wondering how everyone handles charging for your labor? I am not trying to profit off this, but my time is valuable (~1hr of work+travel) and all actions have consequences  - I want the tenant to understand this. I already re-keyed her deadbolt lock myself free of charge. How do you guys handle this? What is a reasonable handyman/landlord repair hourly rate?

Drew Sygit · Answer

@Alexander Kleyman With tenants, the majority of the time, no good deed goes unpunished:(

So, would recommend you charge tenant for labor and materials.

For labor, most handymen charge $40-$50/hour and often charge a flat service fee to cover their driving and shopping time.

FYI: we once had a tenant call us stating that all the windows needed to be repaired. When we asked which specific ones, they again stated all of them. Turns out, an ex-boyfriend had come over and broke out ALL the windows with a baseball bat! The tenant didn't think they were responsible for the $4000+ bill, so we took them to court. They were not happy when the judge ruled against them and they moved out soon after.

Alexander Kleyman · Answer

Thanks for the input Dan & Joe. I usually like to do small repairs myself to save on cost and hassle of hiring out. I'll probably just do this repair myself and clear up with a tenant that this is a one time deal. She is already on thin ice for other reasons.

Looking back I see some red flags of her drama inviting life style that I overlooked initially. During the initial walk thru a year ago, a comment was made regarding the door possibly not being "secure enough" that I ignored. Now mind you this is duplex and there is also another metal outer building door with a deadbolt lock before you get to her apartment door ... may be she had prior experiences with this type of BF drama.

Dan Maciejewski · Answer

Most states do not allow for landlords to charge for their own labor, just parts.  If you hire a laborer, you can charge for the full repair including labor.  A quick search looks like Michigan allows you to. . . maybe.

Here is another forum that yes maybe yes.

You'll want to start with the Landlord-Tenant act for your state.

Theresa Harris · Answer

I agree with Joe.  Have her pay for the cost of the new lock and all the materials.  If you don't want to take the time to do it, then hire a handyperson to do it and charge her what they charge you.

Joe Martella · Answer

I usually do the repairs myself and don't charge labor.  I look at me saving on the contractor as the money paid.  I agree that my time is worth money, but it isn't her fault her BF is a knucklehead.  I would just make her pay for the replacement part and be done with it.  Hopefully it gets you some good will from the tenant and she stays longer in the apartment saving you from the additional turnover, which costs us LLs more money.

I would fix it this time and tell her if it happens again, that she will have to hire a locksmith to replace the door lock at her expense and call it a day.