Landlord's Labor Value

What is your hourly labor value worth in the circumstance of the tenant electing the option to have the thorough post vacating cleaning be done by the landlord or a professional cleaner. Years ago, I charged $25/hr, and I did a better job than the pros., who were more like $45/hr. What landlord hourly cleaning labor charge is reasonable today? --108.183.xxx.xx

Landlord's Labor Value (by plenty [MO]) Posted on: Jun 9, 2020 9:50 PM
Message:

Not sure what "thorough post vacating cleaning" is actually doin. But I'd charge what anyone local in your area charges. For me $45 house inlcudeing premium cleaning products. --99.203.xx.xxx

Landlord's Labor Value (by BRAD 20,000 [IN]) Posted on: Jun 9, 2020 11:36 PM
Message:

Rob,

My lease is clear: $50 per hour, plus a list of Standard Cleaning and Repair Charges. The list is very specific such as $50 to clean a stove.

They sign the list in the lease.

My judge says this makes his job easier because he does not have to determine reasonable fees for tasks.

When billing a res or in court we do not state the hours, just the total for the task to avoid any arguments about the $50.

Trashout $100

Housecleaning (kitchen cabinets, sink, faucet, stove, refrigerator, toilet, tub sink, 3 bedrooms, and garage) $200

Repaint per room $275

Last time I checked Molly Maids wanted $350 for a few hours of “normal” cleaning.

BRAD --73.102.xxx.xxx

Landlord's Labor Value (by JB [OR]) Posted on: Jun 10, 2020 12:23 AM
Message:

Brad, how does your trashout $100 work? If they leave a home and garage full of garbage is is just $100 no matter what? --73.25.xx.xxx

Landlord's Labor Value (by Lynn [MA]) Posted on: Jun 10, 2020 7:59 AM
Message:

Brad,

Can you send someone to clean a stove for me for $50? It hasn't been cleaned in 5 years. I had called a cleaning company that I got from a friend who told me that they were great and cheap. They want $150 to clean a kitchen and bathroom. --66.30.xx.xx

Landlord's Labor Value (by S i d [MO]) Posted on: Jun 10, 2020 8:38 AM
Message:

I look at it this way... did I get into this career to be a maid service or a real estate investor?

Uh-huh. Real Estate investor! Anything that distracts me from that is going to cost someone....dearly.

My minimum cleaning fee is $100 for someone to show up. That gets 2 hours. Anything beyond that is billed at $50/hour, plus there's a 10% Administration fee. I have to inspect the unit, make notes about all their filth, take pictures and download them to my computer then upload them to the cloud for backup, type out the charges on the security deposit statement, follow up with another walk thru once cleaners are done, pay the cleaner's invoice, enter the info into my accounting system. My time is valuable.

They could have cleaned but chose not to. So I get paid. --107.216.xxx.xxx

Landlord's Labor Value (by WMH [NC]) Posted on: Jun 10, 2020 9:04 AM
Message:

I don't clean. I hire cleaners and bill the Tenants whatever the cleaners charge me to complete the checklist. --50.82.xxx.xxx

Landlord's Labor Value (by Jeff [CO]) Posted on: Jun 10, 2020 12:26 PM
Message:

WMH - Yup! --98.245.xx.xx

Landlord's Labor Value (by 6x6 [TN]) Posted on: Jun 10, 2020 12:58 PM
Message:

Lots of good ones on here.

I really like Sids.

I agree with WMH's approach as well but, when my tenants moved out I cleaned the really nasty house myself and charged 250 cleaning fee. My train of thought was that if the tenants did not agree to pay and I, somehow, where to lose in court then I would just be out my time. They agreed to pay with no problem but I should have charged more and maybe even just hired a maid. I am still learning though, which is why I am on here. Learn from these AWESOME LL's. --73.120.xx.xxx

Landlord's Labor Value (by BRAD 20,000 [IN]) Posted on: Jun 10, 2020 1:15 PM
Message:

JB,

Good question! That $100 was just a quick example for the post. The full bill would look more like this:

Trashout labor $50, $100, $200 depending on size

Hauling $75 per load

Dump fee $50 per load (Our dump fees are very low)

Breaking out the line items reduces arguments.

BRAD --73.102.xxx.xxx

Landlord's Labor Value (by BRAD 20,000 [IN]) Posted on: Jun 10, 2020 1:28 PM
Message:

Lynn,

Keep shopping.

The $50 to clean a stove is one line item on my lease's full page list of pre-established charges. There are usually several items on the bill such as Refridge $50

Cabinets/sink $50

Mop floor $50

And the same kind of list for the bathroom

I PAY $75 for 4 hours of cleaning

1 hour in kitchen

1 hour in bathroom

2 hours for the rest of the home (mopping, vacuum, blinds, baseboards...)

Add $10 per each stove, fridge, 2nd bathroom, basement

Look for a hotel maid - they are paid $10 per hotel room.

BRAD --73.102.xxx.xxx

Landlord's Labor Value (by JB [OR]) Posted on: Jun 10, 2020 3:33 PM
Message:

Thanks for clarifying Brad.

Wow, $75 for 4 hours of cleaning??? I can't even get anyone to pick up the phone for $75. --73.25.xx.xxx

Landlord's Labor Value (by LordZen [MA]) Posted on: Jun 10, 2020 6:06 PM
Message:

Test --98.216.xx.xxx

Landlord's Labor Value (by LordZen [MA]) Posted on: Jun 10, 2020 6:08 PM
Message:

Grrr is not allowing me to post my reply :(, everything else but my 2 paragraph :( --98.216.xx.xxx

Landlord's Labor Value (by LordZen [MA]) Posted on: Jun 10, 2020 7:48 PM
Message:

Brad i want to move to your city, here in MA you RARELY get someone who charges less than 200 for a full house cleaning including windows in an out, i just paid 250 + .0 of Tips to clean my whole house after a small project job/labor was done here, including cleaning the windows, the brought all of their equipment, 2 person, finish in about 4-5 hours, they did a good job, not great but good job... The only thing i did not like it is that they use some of my cleaning products...

Brad is this list of cleaning is on your famous Million Dollar's Lease? I just saw the list that you shared here, do you mind share a copy of the one that you give to the prospect tenant to sign? --98.216.xx.xxx

Landlord's Labor Value (by Lynn [MA]) Posted on: Jun 11, 2020 8:23 PM
Message:

I had someone who is a slob just move out. I'm tapped out of cleaning it, my elbow grease ran out. Most cleaners I hired in the past sucked. I'm going to try out a new one on Monday.the initially asked for $150 for 5 hours as a new customer special. Since I did alot already they now want $40 per hour. I got them to $35 and a 3hr max. Let's see what happens. --66.30.xx.xx

Landlord's Labor Value (by 6x6 [TN]) Posted on: Jun 11, 2020 8:50 PM
Message:

Lynn, the 150 for 5 was a better deal. --73.120.xx.xxx

Landlord's Labor Value (by LordZen [MA]) Posted on: Jun 12, 2020 7:53 PM
Message:

Lynn pass me the contact for that one that charged 150 for 5 hours, that is 30 dollars per hour, not bad at all. --98.216.xx.xxx

Landlord's Labor Value (by mike [CA]) Posted on: Jun 16, 2020 10:27 AM
Message:

finding someone who does great cleaning at a fair rate has been THE hardest part of my job. my practice now is to tell the crew they get $xx/hour and they start at 7am and work until i tell them they're done. i tell them they need to allot a full if it is bad so they are not hurrying to get to their second job. i do not pay per job...they hurry through and do poor work as they seek to bump their hourly. i require them to bring their cleaning tools and all fluids and such which i add $10. regrettably i am often required to send in someone to finalize the cleaning --66.27.xxx.xxx

Landlord's Labor Value (by BRAD 20,000 [IN]) Posted on: Jun 16, 2020 5:10 PM
Message:

LordZen,

If it's important enough to talk about, it's important to be written in the lease. THAT is why mine is 32 pages! Leave nothing to chance.

My Standard Cleaning and Repairs Charges list is a full page, single spaced, 2 columns. It holds up in my court and eliminates sooo many arguments about charges.

Mike and others,

Cleaning projects will expand to fill the entire day and empty your wallet. Only hire cleaning with a fixed price.

Cleaners and owners are the easiest to hire. Check bulletin boards at business, etc.

Windows are time consuming and expensive. PLus nobody wants to do them. Take them off the list and you'll see more cooperation.

We only do windows that are dirty with bird doo or stickers. Miniblinds are in place to cover the glass.

During the Great Recession every guy with a hammer was instantly a handyman and his wife was a housecleaner.

I predict those folks will not appear until unemployment compensation runs out.

BRAD

--73.102.xxx.xxx

Landlord's Labor Value (by BRAD 20,000 [IN]) Posted on: Jun 16, 2020 5:11 PM
Message:

OOps!

MOWERS not owners.

BRAD --73.102.xxx.xxx

Landlord's Labor Value (by Doris [OH]) Posted on: Jun 16, 2020 5:31 PM
Message:

We are very small, only have 6 units. Basically do what Brad does. We have an addendum they sign with lease which lists set prices for most common cleaning and we mail a copy back to them when they give notice to move to remind them. --184.59.xxx.xx

Landlord's Labor Value (by Robert J [CA]) Posted on: Jun 17, 2020 2:35 AM
Message:

The Landlord Courts have determined that a "landlords" labor is worthless, therefor they can not collect money for their personal labor. For this reason, when I ask my tenants to cover the cost of something they broke, and I'll charge them my cost for the materials and a minimum labor fee -- they often refuse. Like replacing a broken window. $20 for the glass and $15 for my time, push pins and glazing compound. After their refusal I'll get a glass company to do the job, on site, and pay $125 to $165. Then I charge the tenant by that amount. When they refuse to pay me, I'll deduct if from their deposit...then send them a 30 day notice to replenish their deposit.... --47.155.xx.xxx

Landlord's Labor Value (by April [KS]) Posted on: Jun 17, 2020 10:51 AM
Message:

30 days before a Resident is scheduled to move out I send them their Move Instructions. Two of the pages answer common questions about deposits, when, what can be deducted, early vacates, utilities (no shut-offs, only transfers), e-Inspection process. Three pages have detailed instructions about what to clean, how to clean and recommended cleaning products. And one page lists Standard Charges for cleaning, painting or damages. I made 2 changes 4 years ago that have really helped; 1) Move In Checklist includes a column for level of clean. Circle 1-5. If it's not a 5 send me a picture of the dirt. Then when they move out if they don't return it to a 5 they understand cleaning charges apply. I also explain that cleaning is effort - not wear and tear. Second change was e-Inpsections. No in person walk-thru's. I email photos of issues requiring repair, repainting or cleaning. They review the photos on their own time. Most just say, "yep, that's the way I left if." It's a win-win. People can move out on weekends or late nights. The e-inspection is the next business day. People can take as much time as they need to clean and not feel rushed for their walk-thru appt. Just text me when you leave. Moving is stressful enough so I went digital. Feedback has been positive. --24.111.xxx.xxx

Landlord's Labor Value (by Karen [MD]) Posted on: Jun 18, 2020 10:14 AM
Message:

April,

Is it possible for you to share your check in/move out lists with us? That would be helpful. I do a similar type thing for Move Out, but have not done a Check in list yet for moving in.

Thanks,

Karen@Seibertgroup.com --173.66.xxx.xxx

Landlord's Labor Value (by Wilma [PA]) Posted on: Jun 18, 2020 11:27 AM
Message:

Here in PA, I can't charge for my time, so I hire out, sometimes to family. One of my kids loved getting double the minimum wage, and she worked hard. I think her first cell phone came out of a rather ugly cleanout. She make things sparkle! --151.197.xxx.xx

Landlord's Labor Value (by April [KS]) Posted on: Jun 18, 2020 12:05 PM
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Karen, I sent my Move In Checklist and Move Instructions to Jeffrey so they could be uploaded to the site. --24.111.xxx.xxx

Landlord's Labor Value (by Jeffrey [VA]) Posted on: Jun 18, 2020 10:29 PM
Message:

April's Forms can be found on the following webpage -

RentalFormsExchange.wordpress.com

Thanks April for sharing.

If anyone else would like to share a form, you always have the option to send it to editor@mrlandlord.com and our webmaster will post it for other landlords to see. Thanks! --70.161.xxx.xxx

Landlord's Labor Value (by JB [OR]) Posted on: Jun 18, 2020 11:37 PM
Message:

That's great April. Thanks for sharing it! --73.25.xx.xxx

Landlord's Labor Value (by Steve [MA]) Posted on: Jun 19, 2020 9:21 AM
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April thank you for sharing your move out procedure & check list. --71.174.xxx.xx

Landlord's Labor Value (by RentsDue [MA]) Posted on: Jun 19, 2020 10:01 AM
Message:

I want to chime in- in some states( like MA), cleaning is not legally an item that can be charged against Security Deposit. I have had it challenged. Judge doesn’t care what the lease says for a list of charges either. Just because they agreed to it in the lease doesn’t mean it trumps the law. However, if a place is left with trash and/or is disgusting that is not something even a judge is OK with. I assume most posters here are getting these fees Esper are from SD if the state requires and allows that. --71.89.x.xxx

Landlord's Labor Value (by NC INVESTOR [NC]) Posted on: Jun 19, 2020 10:21 AM
Message:

To Robert's point not only will the courts not recognize owner labor neither does the IRS. It isn't deductible and for me, this business is all about deductions. --98.121.xxx.xx

Landlord's Labor Value (by NC INVESTOR [NC]) Posted on: Jun 19, 2020 10:21 AM
Message:

To Robert's point not only will the courts not recognize owner labor neither does the IRS. It isn't deductible and for me, this business is all about deductions. --98.121.xxx.xx

Landlord's Labor Value (by PG [SC]) Posted on: Jun 20, 2020 9:23 AM
Message:

APRIL - Good Move out instructions. My only problem I can't get the tenants to read the standard lease, much less a Move out instructions, and this is B+ houses.

This post has touched on something that is dear to me. CLEAN - I stress it during the pre screen and the walk through for new tenants.

I have never had any trouble with a clean 8 to 10 1-10 scale tenant.

I am small time LL - 2 OR 3 SFH for last 25 years.

Almost no tenant is a 9 or 10. Most are 4 or 5 at best.

I am almost to the point of charging a portion of the security deposit as a nonrefundable cleaning fee.

I got a 81 year old lady and her grand daughter who clean my rentals on move out for 200.

--184.20.xxx.xx

Landlord's Labor Value (by Sisco [MO]) Posted on: Jun 20, 2020 10:34 AM
Message:

PG, improve marketing and screening. It is easier to change people than it is to change people. --67.43.xxx.xxx

Landlord's Labor Value (by April [KS]) Posted on: Jun 20, 2020 11:06 AM
Message:

Generally, my C class properties do zero cleaning. And then expect a full refund.

My apartments are class B and over 50% military. I find most of our military residents are hard-wired to read instructions and follow them to the tee.

I email the Move Out Instructions 30 days before they vacate and tell the residents the goal of the instructions is to be transparent and maximize your deposit refund. There should be no surprises. It also says you can use the Move Out Charges page to walk through your home before you walk out the door for the last time and estimate your own deposit refund. If you follow these instructions you'll get a large $$ return on your time.

A week before their vacate date I'll text or email them asking if they have any questions about the Move Instructions. I do this step so I have confirmation that they received the Instructions and no one can say they didn't get the email.

The other consideration I do is provide discounts. So if a resident has cleaned the top of their stove, the oven, the range drawer, but didn't pull it out to clean the sides and underneath - they are not charged the full $65 even though the instructions say they will be. I discount cleaning charges to reflect their overall effort. So I may only charge them $10 to pull the range out and clean the sides and underneath.

Damages are not eligible for any discounts since most damages are preventable.

Painting charges are discounted based on years of occupancy for standard wear and tear. 25% off per year. After 4 years it probably needs to be repainted.

The Move Instructions ask for the moon but if they do 80% of it - I'm on cloud 9! --24.111.xxx.xxx

Landlord's Labor Value (by Dee Ann [WI]) Posted on: Jun 20, 2020 8:22 PM
Message:

I do alot of what April does, have B+ to A properties which I rent for far too little, but never have a vacancy. My lease is strict and specific as to cleaning and mostly if I have to do anything as far as cleaning, it doesn't pay to call someone to do it as I have to meet them, pay the bill, etc. as SID mentioned. Easier for me to take care of it as I do a far better job and fast. Over 40 years I've learned a cleaning trick or two.

True, it is diffidult to get newbies to read the lease. So I send it via email to inquiries that meet my minimum requirements. When I show them the unit, I quiz them as we walk through for a showing. If they say they haven't read the lease yet (2 days after sending and scheduling showing, they are low on the list to rent to. If I have several competing for the same property, I do a surprise visit to my top one, two, or three at where they live. You can learn alot from how they keep where they live. This takes time, but less time than cleaning after a hoarder or slob. --75.11.xx.xx

Landlord's Labor Value (by Cjo’h [CT]) Posted on: Jun 25, 2020 10:30 PM
Message:

Brad,only Merry Maids in New Haven Connecticut,they are a jolly crowd....................,,.......................................charlie..................... --32.214.xxx.xx

Landlord's Labor Value (by L.A.D. [OH]) Posted on: Jun 28, 2020 7:11 AM
Message:

The more manual labor I'm doing, the less I'm able to invest, supervise, and develop better processes. Although I'll do occasional cleaning, landscaping or fixing...the more I do that, the more I have a 2nd job and not an investment. If I hire out cleaning, etc. I have more time for higher value-add activities. Also, I've found the "Move Out Checklist" sets expectations for good tenants to leave a clean place behind. As for bad tenants, I pay the bill and move on. --65.24.xx.xx

Landlord's Labor Value (by Terry [MI]) Posted on: Jul 4, 2020 2:21 PM
Message:

Brad, would you be willing to post your Standard Cleaning and Repairs Charges? I think that's a great idea to include in the Lease. I'd love to see your complete list --24.127.xx.xxx

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Landlord's Labor Value

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