Repairs questions, not DIY
Tucson, AZ · Member since 2008 · 945 posts · 45 votes
When I call (professionsl) people to ask about repairs, they usually ask if the place is a rental or my home. Why? Do they charge more for one or the other, do they place a residence later in a queue? Does a rental get a higher priority somehow?
What difference does it make?
The last guy, yesterday, I told I was moving into it. What effect is THAT likely to have?
The other question, I called him to ask about painting my popcorn ceiling, in just the living room--it's the only one that needs it. There are 3 walls that need completely painted, and touch up work too. I will ask for an estimate re them, but I think I have a good price now.
What's generally going to be more cost effective? Having one man do it all, or the two separately? I know, you really can't say from there, but what's your expereience?
Thanks
ofgift, who is very confused.
They want to know who they have to arrange getting access with. If it's a rental, they want to know that the tenant is expecting them and Cujo isn't waiting in the front yard.
I've yet to meet one man who actually "does it all". I have a HVAC contractor, a plumber and a roofer I routinely use. You'll have to put in your time getting repairs done to see what your best combo of pricing is.
Tim
Well, because if you are like every other investor out there you want quality in your own home and bargain basement in your rentals / flips. We are electrical contractors so there is little difference, but there are some areas I can give examples:
Homeowners want a Square D QO panel which is rated the absolute best for safety (and has been for years), rentals want Homeline or low end equivalent.
Fixtures can make a huge differece - $4.97 Home Depot special for rentals, selection process for Homeowners (HOs) to pick the perfect fixture as per their individual tastes.
HOs may want Decora style switches or receptacles (sometimes in screwless plates or specialty colors), REIs want economical, standard in white or tan (stock).
REIs often have very little hand-holding. They are looking for the most economical price and (usually) speed. HOs are willing to hold out on the speed issue or wait for the quality contractor in town. HOs will pay more, as long as it is reasonable and appears to be market rates or close. Mostly, they require more coordination and selection time.
This is my take. It is not good or bad - it just is.
PS - we work for a good many of the REIs in town and our bread-and-butter is the HO, so we have a lot of experience in this area.
One job is the most economical, as a rule. Two jobs mean two travel times, two setups, two tear downs, two parts runs, etc. Contractors work either Time & Materials or by bid (a version of Time & Materials where the contractor bears all of the risk and possible reward). Time goes up with two jobs. Basic materials are the same, but fuel goes up and do expendables.
Some contractors do not give a discount if the two jobs are done at the same time. For example, we recently had a rubber roof quoted. It was a main, third floor roof that was leaking like a heck and causing major damage inside as Project 1. Project 2 was a rear 2nd story roof and a front port roof, both rubber, in decent shape. We had the two project quote separately. This is a totla gut with about a year long construction time
Thanks. Your responses help. I really do not know what will happen to the place. It's been a rental for 8 years. I had planned to move into it and sell my res, to take advantage of the tax relief, then sell the rental in a few years. But since it's clean, pretty, and repaired, thought I'd see about a 1031 instead. Either way works for me.
If it doesn't sell, I can still move into it,and sell the res. first.
Though it's entry level, it's still a nice 3/2 in a nice area, and I want to keep it that way. Beaten up, it would not get the rent it did.
It's in an area of owner occupieds, and would still get that kind of treatment: not upper quality, but a standard homeowner quality.
thanks for your responses.
ofgift