My tenant and I are considering some projects that he would complete
-- laminate/tile kitchen flooring, countertops (Formica) and
In exchange for rent, what's a good hourly rate to consider?
flooring -- 250 sq feet
countertop -- 200" total in 3 parts
fixtures - kitchen sink/faucet
I'm mostly looking for labor estimates, but if anyone has thoughts on
materials, chime in.
Not at all sure this is a good idea. I'd definitely want to see work
done before. It's not like cutting grass. Screw up a countertop or
and you've got big problems.
And assuming I did do it, unless it was someone I had experience with
on other jobs or that I was there watching, I'd want to establish a
cost for the labor upfront, not leave the meter running....
As a landlord myself, I would definitely NOT do an hourly thing. It
would be a flat fee, credited only upon PROPER completion. Make sure
your expectations are spelled out in advance and agreed upon in writing.
remove the "not" from my address to email
What does that have to do with it? If the guy is unemployed do you
pay him nothing? If he's a male model and earns $1000/day do you
cough up the dough?
The only things to consider is whether the guy is qualified to do the
work and how much a pro would charge. Doing an hourly thing could be
smart or flipping stupid, depending.
The OP doesn't seem to realize that there is a much steeper downside
than the upside to the situation. Say the guy gets hurt, damages
something in the house, damages materials he's installing and they
have to be replaced, etc., etc.
The only way it could be a win-win situation is looking at it after
Appreciate all the feedback.
I was looking for a "rate" to use a guage for estimating the work.
Any agreement would be fixed pricing. Example -- laying kitchen
laminate flooring -- figuring about 20 hours x 30/hr = 600. I pay
materials. I'm pretty sure that is enough time compared to hiring
someone to do it. In fact, I could get estimates and then work with
the tenant. So if he comes back with an estimate of $1200, well,
then I'm not sure this is going to work out. If he says 750, then we
are in the ball park and I can start to list out specifics like remove
quarter round, repaint existing baseboard, lay floor, paint and
replace quarter round, etc.
I'd exect to have the work done, insepected, issues resolved, and then
credit towards rent. He's already done some odd jobs -- recaulk a
tub, install a toilet rebuild kit -- so I'd like to compensate as a
matter of good gesture. The water heater regulator went out -- he
installed the warranty part -- I think I paid $75. Caulk a tub, I'm
estimating 1 hour, install rebuild kit -- 1 hour. The toilet one is
kinda hard to sort out -- it might have been better for me to upgrade
the entire toilet.
The real issue is we are upside down on this already -- he's a month
behind on rent and now wanting to barter. I am looking to list the
property this spring, so if he can do a few minor upgrades, it
probably helps me out.
There is a leaky shower -- he believes to be the diverter valve, so
that might be a good 1st run. Requires opening up a closet wall to
get to the valve, replacing and then patching it all back up. Of
course situations like that always can run into new discoveries.
With 35 years in the rental business I will offer that the deals seldom work
out without at least one party being unhappy.
If you feel the need to proceed it should be "by the job", labor only. Let
him price it and you agree or disagree. Hourly is an invitation to all
kinds of problems.
Good luck and best wishes whatever you choose.
I mostly agree, but with the added question, are these 'needed repairs'
or 'upgrades'? If the latter, telling him you won't jack the rent till
he leaves, should count for something.
The few times my family found themselves renting out property, any
changes were at request of tenant. If we had a warm fuzzy about their
skill set, deal was materials plus incidental expenses would be deducted
from the rent. Incidental expenses included them hiring pro
installation. (Small towns, nobody worried about only working for the
Note that ya still gotta pay taxes on the imputed rent- you simply got
labor instead of part of the cash. IRS probably wants it documented as
barter labor, but if you mark it down as rent paid in full that month,
odds are nobody will ever question it.
I agree with many others on this one. Agree on a fair price for the
job at the start. When he's done inspect it and then deduct it form
the rent. Start with something smaller and if it doesn't work out it
won't be painful and you can chalk it up as a learning experience.
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