Move-in Contractor Punch List Cost

3 Replies | Baltimore, Maryland

Hi, I've moved out of state and turned my previously self-managed rental in Highlandown into a property managed rental after the tenants moved out. As part of the process for getting a new tenant, they sent a contractor out for an estimate for work that needs to be done. The quoted cost for the work seems incredibly high to me, coming in at just under $8,000. I'll put a copy of the work list below. Does this seem high to the more experienced folks? If so, do you have a good local handyman or contractor you'd recommend?

Thanks in advance!

Cleaning - $350.00

Exterior

Front

  • Cornice has chipping and peeling paint. Need to scrape sand fill and paint corners. $500.00
  • All window frames need to be scraped and painted due to chipping paint. $500.00
  • Front steps are wobbling and out of alignment. Remove mortar and stones as needed and reset. Shim steps and mortar where needed $250.00
  • Need new insulated / weather resistant receptacle cover on front of house. $100.00

Side

  • Need to scrape and touch up windows and sills on exterior of house due to flaking or peeling paint. $500.00

Rear

  • Parking area on rear block wall has chipping paint scrape and repaint as needed. $50.00
  • Back door parking area threshold is off and door. sweep. Door is also peeling and delaminating. Install metal kickplate and paint door and frame. $150.00
  • Deck lower deck needs to be scraped and painted. $250.00

Deck over top of parking area 15‘ x 12‘

  • Replace up to five deck boards 5/4“ x 16‘ $125.00
  • Composite rails need to be scraped and painted need to use special primer/2 adhere to composite. 80 linear feet equals $160.00
  • Replace broken and door missing 2 x 2 pickets. Estimate nine at 5 feet long. $100.00
  • Scrape prime and paint deck along with upper deck rail stairs and pickets. $650.00
  • Basement door paint flaking frame and door. $125.00
  • Painted concrete steps and masonry work. Chipping and flaking paint. Scrape and paint. $95.00
  • Spot prime painted brick on rear of house due to flaking and peeling paint. $100.00
  • Scrape and paint all exterior windows and transom above back door. Chipping and peeling paint $175.00

Interior

Lock change - Only need to re-key front, back and basement doors . Install new locks on parking area and basement door. $150.00

First floor

Vestibule and interior door including walls trim and doors.

  • Repaint vestibule door trim walls and minor point out. $200.00

Dining room/living room 21‘ x 12‘ 6 inches

  • Touch up walls and trim as needed. Repair point out marks on walls also. $250.00

Kitchen 12’6” x 12‘6”

  • Minor point up and touch up throughout kitchen. $150.00

Second floor

Stairs and halls

  • All risers on the stairs need to be painted and top plate of new wall. $125.00
  • Minor point up and spot prime and paint. $150.00
  • Hardwired combo/move detector needed in hallway. $100.00

Second-floor bathroom. 5‘ 3“ x 5’3”

  • Toilet paper holder missing. $25.00
  • Touch up paint throughout room all walls-trim, and sills as needed. $100.00
  • Remove and re-caulk tub $75.00
  • Replaced two light bulbs candelabra small. $5.00

Master bedroom 17‘2” 12‘6”

  • Minor point up throughout room Spot prime and paint as needed. $200.00
  • Scrape sand prime paint and caulk three windowsills. $75.00
  • Bedroom needs new hardwired smoke detector with 10 year sealed battery. $60.00

Back bedroom 11‘4“ by 12‘6“

  • Mine are pulling up to our room. $45.00
  • Paint entire room walls ceiling trim windowsills and doors. $250.00
  • Remove and replace smoke detector with new hardwired 10 year sealed battery. $60.00

Basement

Front room 11‘ x 12‘

  • Wipe down walls and spot paint as needed. $75.00

Middle room/hallway

  • Remove and replace combo detector for 10 year sealed battery. $100.00
  • Wipe down walls and light touchup on doors walls trim. $125.00
  • Hall and stairs closet needs to be scraped and painted due to water/flaking paint throughout closet. $125.00

Bathroom 5‘ x 7‘

  • no pop up on pedestal sink. $125.00
  • Light touch up throughout walls trim sills and ceiling. $100.00

Laundry room 7‘ x 7‘

  • Water damage on ceiling and walls. Scrape skim sand and paint damage wall and paint room as well along with trim. $250.00

Laundry room closet.

  • Masonry walls needs to be scraped and painted. $200.00
  • Recommend installing a dehumidifier. $350.00
  • Paint laundry room floor. Scrape and paint, detach and reset washer and dryer. $125.00

The cost of the work is $7,775.00

Looking over your list it seems like most of your big expenses are from painting. No matter who you go with painting is always expensive because of the amount of labor that goes into it, and it seems like almost every part of the house needs paint. From my past experiences (family in the construction field) you can ask them to breakdown the quote to materials and labor cost for each. This might help you see if you're being uncharged in materials or if they have a high dollar per hour for labor. Some contractors don't like doing it because it is more time intensive for them or if they're trying to hide inflated material costs. But while working summer jobs at my fathers company he eventually just did all his quotes with materials and labor broken down because it was easier to explain to clients with inexperience in construction.

Besides that I would always get several quotes to compare.  

I own properties in B-more - sounds too high - glad to give you some ideas and a referral -you may not need all those items.

Charles

Originally posted by @Matthew Keel :

Looking over your list it seems like most of your big expenses are from painting. No matter who you go with painting is always expensive because of the amount of labor that goes into it, and it seems like almost every part of the house needs paint. From my past experiences (family in the construction field) you can ask them to breakdown the quote to materials and labor cost for each. This might help you see if you're being uncharged in materials or if they have a high dollar per hour for labor. Some contractors don't like doing it because it is more time intensive for them or if they're trying to hide inflated material costs. But while working summer jobs at my fathers company he eventually just did all his quotes with materials and labor broken down because it was easier to explain to clients with inexperience in construction.

Besides that I would always get several quotes to compare.  

 Thanks. I'll contact some other contractors. I started using a property manager so that I wouldn't have to do this as well, but hoping this gets resolved quickly.