Mark up (by Tommy [MA]) May 14, 2019 7:14 PM|
Mark up (by DJ [VA]) May 14, 2019 7:26 PM
Mark up (by AllyM [NJ]) May 14, 2019 9:13 PM
Mark up (by Robert J [CA]) May 14, 2019 9:26 PM
Mark up (by BRAD 20,000 [IN]) May 15, 2019 12:37 AM
Mark up (by myob [GA]) May 15, 2019 12:50 AM
Mark up (by S i d [MO]) May 15, 2019 8:46 AM
Mark up (by RentsDue [MA]) May 15, 2019 9:15 AM
Mark up (by Lynn [MA]) May 15, 2019 10:39 AM
Mark up (by Oregonwoodsmoke [ID]) May 15, 2019 10:54 AM
Mark up (by Vee [OH]) May 16, 2019 9:49 AM
Mark up (by Steve [MA]) May 17, 2019 3:32 PM
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Mark up (by Tommy [MA]) Posted on: May 14, 2019 7:14 PM
Curious how the group handles items to be billed to tenants that involve purchasing material and paying handyman labor ect. Items such as a broken window,
Constable notices, requested lock changes ect.
Obviously our time isnt free. We basically are running a small construction company. Gas, truck, office all expenses.
Mark up (by DJ [VA]) Posted on: May 14, 2019 7:26 PM
Here in VA, I am not allowed to charge for my time. Not at all fair, but it's the way it is.
HOWEVER, I have a set fee for a lock-out / key replacement, etc that takes into account my time.
Also, if it seems reasonable, and the tenant agrees to pay, I charge $25/hr (min 1 hr) for work I do - such as R&R damaged plank of Allure that was damaged by tenant. On the security accounting it only says "cost to R&R". It would only be an issue if it ever went before a judge - and if that were ever the case, the fee for my time/ labor could be removed. --68.10.xxx.x
Mark up (by AllyM [NJ]) Posted on: May 14, 2019 9:13 PM
If they break something I take it out of security when they leave. I save the bill so I can send them a copy when I deduct the money. Not making a big deal out of it at the time makes for better relationship. --173.61.xxx.xx
Mark up (by Robert J [CA]) Posted on: May 14, 2019 9:26 PM
My tenant broke a window and finally admitted to it. I agreed to do the labor myself if they pay $25 for the new piece of glass. They refused.
Knowing that I can't charge for my labor in my State of California, I hired a professional glass service and paid them $125 to replace the broken glass. I then billed my tenants.
They were shocked at the price and wished they paid me the $25 when asked. If I document the cost and did a letter campaign, I could deduct it from my tenants deposit. Instead I told my tenants that I'm going to raise their rent due to unexpected repairs costs due to tenant damages. --47.156.xx.xx
Mark up (by BRAD 20,000 [IN]) Posted on: May 15, 2019 12:37 AM
My lease is clear: it includes a full page, single spaced, double columns, signed by the resident, of common repairs with prices titled STANDARD CLEANING AND REPAIR CHARGES.
Items not listed are billed at $50 per hour plus materials and mileage.
Using the per-agreed prices on the lease gets around the judges who don't like LLs charging for their own work.
INDIANA LLs: According to MY judge Indiana law allows the LL to charge for his/her time.
Generally speaking I take MY cost for materials and labor and charge double. That is a normal wholesale to retail markup.
Gotta have a great lease!
Mark up (by myob [GA]) Posted on: May 15, 2019 12:50 AM
The move in minimum charges and fees schedule has an item "misce" maint. 45.00 first half hour 25.00 every hr after to cover labor-- plus materials. (material cost to pick up amnd dispose of items is at the labor rate.
Gotta have a great tenant and be able to collect from them. --103.27.xxx.x
Mark up (by S i d [MO]) Posted on: May 15, 2019 8:46 AM
Exactly what DJ and Brad said.
Let's say you have a broken mini-blind... Rather than invoicing $15 for materials + $20 labor and $10 for mark up, just list the charge: Replaced broken mini-blind: $45.
Or let's say they lock themselves out...
Lockout fee: $50 (pay the "pop a lock" guy $40)
My lease has the following Fees:
* $50 lock out (my cost is $25 if my helper goes or $40 for "pop a lock" man)
* $75 lock change (my cost is $50)
* $40 no-show for scheduled maintenance/failure to permit contractor access (my cost is $25)
* $25 parking on lawn (per occurrence, my cost is $15 to send notice of violation and re-inspect)
* $300 per unauthorized animal; animal must be removed immediately unless LL gives written approval (my cost is unknown, due to possible damages)
* $60 per three months to establish trash service on tenant's behalf (my cost is $45)
* $10 per day utilities are not on in tenant's name
* $10 per hour after 12 noon if not finished moving out on lease expiration day, up to a maximum of $40 per day + cost of any service calls from contractors who were scheduled to begin work that afternoon
I've thought about adding an "Admin Fee ($25-$40?)" any time I have to send notice of a documented lease violation not covered by these other fees, but I haven't implemented it yet.
Mark up (by RentsDue [MA]) Posted on: May 15, 2019 9:15 AM
A lot of the above advice is great... if you werenít in Massachusetts. You canít bill for your time. Iíve seen many LLs lose in court over this. But mostly because they were gouging. You can obviously make the tenant pay for labor and materials but you would be pushing it to try to get a markup on that. I know itís not fair, very little about LLing in this state is. . You can use your mileage to drive to the sheriffs office as an expense. I have itemized fees for things that get repaired/ replaced/cleaned. They have never been challenged because the documentation ( from contractor that did the work) is always more and thatís what tenant pays. I had a tenant who had a short term lease ( 6 months). When they left the curtains were filthy. I bought all new curtains and deducted from SD- they took me to small claims court over it. Their claim was that I should have washed them not bought new ones. I explained to the judge that tried to wash them. As they were heavily grease stained it would require too much time on my part to treat them. The cost of having them professionally cleaned would have been cheaper than buying new ones, but would require me driving back and forth to the cleaners . All time I could not pay myself for. I chose to buy them online and have them shipped overnight so that I could show the apartment the next day. The cost of the curtains and the shipping was charged to the tenant. The judge agreed. It doesnít always make sense but thatís how it works here. --71.10.xxx.xxx
Mark up (by Lynn [MA]) Posted on: May 15, 2019 10:39 AM
I don't include window treatments. --38.142.xxx.xxx
Mark up (by Oregonwoodsmoke [ID]) Posted on: May 15, 2019 10:54 AM
I'm fine with charging repairs at cost. I figure maintaining my properties is my job, so the tenant doesn't pay any markup on time or materials.
If the tenant is doing deliberate damage, they are going to be moving soon, anyway. Tenant damage is mostly stupidity not malice. --98.146.xxx.xxx
Mark up (by Vee [OH]) Posted on: May 16, 2019 9:49 AM
Most places you can not use the deposit until the unit is returned to the manager, so bill in the next rent cycle, why sink a running ship? --76.188.xxx.xx
Mark up (by Steve [MA]) Posted on: May 17, 2019 3:32 PM
As part of my tenants move in packet, I have a list of some of the common items along with minimum prices for things that tenants tend to damage during their tenancy. Things like damaged window screens $35.00, broken towel bars - $20.00, missing SD / CO batteries $10.00 each (I don't charge for low batteries only missing ones), broken mini blinds $15.00 soon to become $25.00, disposal of unwanted furniture $25.00 minimum charge, rekeying locks - $75.00 per set, clogged toilets $50.00 minimum, etc. Any of these extra charges must be paid in full before the start of the next rent cycle otherwise it's deducted from their next rent payment.
At move out for items that are deemed not normal wear & tear, I provide a copy any invoices from my subs or one thru my own construction company along with copies of any receipts for materials needed.
So far at least in my area of MA, I haven't had push back from either of the 2 district courts or the Housing Court that I use.
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