Charging for Work Done by Yourself vs Highering

[Melissa Kelley]

Hello Everyone! This is my first time posting, hopping to get some clarity. How do you accurately charge for repairs, cleaning, damages and labor for things you do yourself verse highering someone when your tenant moves out? How would I charge for having to paint a room my tenant tried to patch and repair holes themselves than painted squares that don't match the color of the walls to try to blend it in?If I already have the paint that would match that room do I still charge them for a gallon? Same with painting supply's if I already have them? Than how do I accurately charge for my labor I'm not a professional painter? I want to be fair but the tenant agreed not to paint the walls and even asked me before she left if she should I said no to leave the walls alone?

[Darwin Crawford]

@Melissa Kelley - to answer your original question, yes you can charge for your labor in certain states.  I am not familiar with Indiana, and this is not legal advice.  It must be documented, with professional receipts, as you are a landlord, and should run a professional operation.  

For what seems to be your other question, which is "what do I do when the tenant painted and it looks like garbage" is also simple - that is property damage, and needs to be rectified at the given market rate.  

While I don't know what that will cost in Indiana, let me be clear on how I would approach it: 

Painting, as a trade, is typically cheap.  Here in Arizona, it is usually much cheaper to hire someone who does this every day, than waste your time going to the store, buying paint, getting filthy in the process, and then cleaning it all up.   You, as an investor and a landlord, have better things to do with your time.  

This is why you take security deposits - to cover this kind of issue.  Your job as the landlord is Documentation, Supervision and Execution.  Hire it done professionally, document it within an inch of your life (before and after photos emailed to the tenant and yourself with time/date stamps), and deduct from the security deposit.  All in accordance with state law.  

Having been through more than a few evictions, and to court a few times, I can assure you that the legal system favors those who are organized.  Almost more than those who have large amounts of money.  

Then move on with your day.  

Also - I'd like to be clear - I spent 15 years in the trades before getting into this game.  I'm not above getting dirty, and I do all my own electrical and most of my HVAC work, as well as welding and roofing.  However, this is a minor issue, and should be treated as such.  Pay for it with the tenants money and move on.