Damages repaired by landl (by Donna [MO]) Nov 16, 2017 8:02 AM
Damages repaired by landl (by Dave [IL]) Nov 16, 2017 8:06 AM
Damages repaired by landl (by WMH [NC]) Nov 16, 2017 8:25 AM
Damages repaired by landl (by S i d [MO]) Nov 16, 2017 9:19 AM
Damages repaired by landl (by bobby t [IL]) Nov 16, 2017 1:27 PM
Damages repaired by landl (by Robert Phaedra [NY]) Nov 16, 2017 1:32 PM
Damages repaired by landl (by Shelby [IA]) Nov 16, 2017 3:07 PM
Damages repaired by landl (by Dave [IL]) Nov 16, 2017 3:09 PM
Damages repaired by landl (by BRAD 20,000 [IN]) Nov 16, 2017 3:54 PM
Damages repaired by landl (by Robert J [CA]) Nov 16, 2017 8:33 PM
Damages repaired by landl (by plenty [MO]) Nov 18, 2017 4:02 AM
Damages repaired by landl (by Donna [MO]) Posted on: Nov 16, 2017 8:02 AM Message:
If damaged exceed security deposit and i as landlord make the repair. How do i show the court a receipt for my time --107.77.xx.xx |
Damages repaired by landl (by Dave [IL]) Posted on: Nov 16, 2017 8:06 AM Message:
In Illinois we are allowed to charge a reasonable rate. I usually charge 20 to 25 an hour depending on the type of work and just tell the judge how long I spent on the job. Include time spent measuring, getting tools and suppliers together or purchased and cleaning up. I've never had my rate or time questioned by a judge. Of course MO law may differ. --135.26.xxx.xxx |
Damages repaired by landl (by WMH [NC]) Posted on: Nov 16, 2017 8:25 AM Message:
We have charged what our handyman would charge us if he actually did it: $27.50 per hour is going rate here. House cleaner charges $25.00 per hour. --173.22.xx.xx |
Damages repaired by landl (by S i d [MO]) Posted on: Nov 16, 2017 9:19 AM Message:
I'll ask you a question then answer yours...
First, why are you doing the repairs? Are you in the land lording business or the handyman business? It took me 7 years to figure out I needed to hire out repairs so I could focus my time on the more profitable task of finding and keeping good tenants. I used to be worn out after too many early morning and late night fixes and wasn't getting anywhere and was miserable most of the time cleaning up and fixing stuff tenants broke. I sapped my energy and will to grow my business. So about 5 years ago I followed Brad 20K's advice and "took the tools out of my truck". Since them, my stress is almost zero and profit are up, up, UP! I recommend you do likewise, even if it means shelling some cash out of pocket.
Side-bar: That assumes you have cash in pocket...if you don't...this is a serious problem and you need to answer the more basic question, "Why am I broke and trying to be a land lord?"
So how about this time? First, check that your state and local municipality allows you to charge for your time. Some don't. A local land lord/tenant attorney should know and may be able to tell you the best way to do this. As for me, I'd get a bid from a reputable home repair service and use that as a guideline, but you'll probably have to "pay" yourself a little less since you are not a licensed professional, nor are you probably claiming this as taxable income. If it comes to court, show that bid sheet to the judge and remind the tenant how much a of a "good deal" you gave them by note hiring a pro that would've cost them 50% more.
For the future, though, I again strongly recommend hiring out all maintenance. The money you "save" will cost you more in distraction, aggravation, and lost rent due to extended vacancy that it's worth. Unless it is a crazy simple 5 minute task (like resetting a breaker or checking a t-stat is switched to 'Cool' or 'Heat'), always hire it done. Wise/wealthy land lords make money by making decisions, not fixing toilets. If that's your gig, sell your rentals and open Donna's Rental Turnover, LLC. --173.19.xx.xxx |
Damages repaired by landl (by bobby t [IL]) Posted on: Nov 16, 2017 1:27 PM Message:
Dave, I'm in Crook county, but not in Chgo, you? --99.13.xx.xx |
Damages repaired by landl (by Robert Phaedra [NY]) Posted on: Nov 16, 2017 1:32 PM Message:
$25 an hour to clean houses? Who would work for minimum wage flipping burgers if they could make $52k a year scrubbing toilets? --134.179.xxx.xxx |
Damages repaired by landl (by Shelby [IA]) Posted on: Nov 16, 2017 3:07 PM Message:
Robert, my mom cleans houses for a living and has over 20 years... she makes at least $50,000 a year. Better money than I made working overtime every week at a factory! She works for a bunch of rich people. ;) --173.26.xxx.xx |
Damages repaired by landl (by Dave [IL]) Posted on: Nov 16, 2017 3:09 PM Message:
I'm downstate. --135.26.xxx.xxx |
Damages repaired by landl (by BRAD 20,000 [IN]) Posted on: Nov 16, 2017 3:54 PM Message:
Donna,
Some judges allow the LL to charge for their time and some don't. Gotta knwow YOUR judge.
To get around this my lease includes a page of STANDARD CLEANING AND REPAIR CHARGES. I simply use those prices as pre-agreed charges against their deposit. It also states $35 per hour for anything not listed.
This is how the Big Dog Apts roll.
For now you might write up an estimate of the repairs IF this goes to court. Not everything goes to court.
BRAD --68.51.xx.xxx |
Damages repaired by landl (by Robert J [CA]) Posted on: Nov 16, 2017 8:33 PM Message:
When a family of 5, on Section 8, broke a front window of their apartment, I asked them for $20 to cover the cost of the "glass" and nothing for my labor. During an eviction the judge would not allow for my recovery, my out of pocket material costs and my personal labor weren't worth anything to the court!
So when my next tenant broke a window, I also asked for them to cover the cost of the "glass". And after repeated request went on, I finally hired a professional Glass company to come and replace the broken glass -- at a cost of $125.
That $125 cost, with proof of payment, paid invoice and pictures I was able to recover in court.... So from then on, if my tenants won't at least agree to payments, I will then have others do some basics and deduct it from their deposit. No more free labor for ungrateful tenants. --47.156.xx.xx |
Damages repaired by landl (by plenty [MO]) Posted on: Nov 18, 2017 4:02 AM Message:
Didn't think in Missouri you could charge for your time. I've hired my sister. She hardwrites me a bill on a form receipt. I write her a check and we go to lunch. --201.203.xxx.xx |
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