All Forum Posts by: Jeremiah Dunakin

Quote from @Adam Bartomeo:

@Jeremiah Dunakin I have an hourly position for someone just like you! Lol! We will have you install toilets all day long and make a killing! Lol!

Lol well if my shop ever slows down I will look you up. Best wishes

Quote from @Adam Bartomeo:

@Jeremiah Dunakin You have never timed it have you? Next time, try a time it to see how long it takes. Not only taking out the toilet but removing it from the property, disposing of it, and all of the water clean up. You cannot just through it in the trash. Also, getting the new toilet in the property, unboxing it, putting it together, and testing it. "It’s a half hour job at most", extraordinary!

Maybe you can come work for us with your superhuman toilet installation skills. LOL!

No I have never timed it. I will say I’ve probably changed 6/7 toilets. Never took an hour to remove it or an hour to install it. 
1. shut off water supply line(turn handle) 15 seconds
2. flush toilet 10 seconds
3. vacuum and drain water 2 minutes maybe 
4 lay out cardboard(from toilet box) put out trash bag
5 remove 5/16 nuts one on each side with hollow shaft nut driver 2 minutes
6 pick up toilet and place into bag 2 minutes
7 clean up old wax ring from flange and inspect flange 2 minutes
8 place wax ring 1 minute
9 install new flange bolts 1 minute
10pick up toilet and place on new ring if you didn’t ring right maybe 5 minutes 
10 tighten down new bolts 2 minutes 
11 cut bolts and install caps 2 minutes 
12 reinstall water line 1 minute and turn on 
13 flush to check for leaks 
14 caulk back of toilet seal if you choose 1 minute
15 carry away toilet to truck 10 minutes tops. 

this a 30 minute job. The trip to store well that depends on where u live. I understand charging for that. The two hours to remove and install one, unboxing it ? If an handy man cant open a toilet box he need to hang his tools up.

Have you ever installed a toilet? 
I could post numerous videos of guys doing it in way less time than 1 hour let alone two hours. 

Quote from @Adam Bartomeo:

We charge our owners $50/hr and the toilet install would look like this:

1hr to drive to and from HD, 1 hour to remove the toilet, 1 hr to install the toilet, $100 - $150 for materials = $250 - $300. If you are being charged $400 they are probably using a licensed plumber with higher rates.

From HomeDepot.com - The average cost of toilet installation ranges from $185 to $400 for all labor and materials.

 2 hours  to replace toilet? That’s tough. It’s a half hour job at most. 1 hour to take toilet off. 1 hour to install. It’s two bolts a wax ring and disconnecting water.

Quote from @Karl B.:

And this is why I self-manage. I pay my plumber $100 to replace a toilet. I bring the toilet and a new wax ring to the property and remove the old toilet when he's done with the job. Then I donate the toilet to the local Habitat for Humanity Restore for a tax credit.  

Call or e-mail three local, licensed plumbers in your area and ask them how much it would cost for a toilet swap. I would be shocked if you don't find a plumber who will do it for $150-$200. It takes less than an hour to do, that's for sure. Then show the paperwork to your PM, who is no doubt padding his or her pockets if you're being charged $400.00.

 This 💯. Changing a toilet is as basic as you can get. In and out and n 1/2 hour. 

1. Turn water off

2. Unhook line 

3. Flush toilet 

4  vac out water

5 remove two flange bolts 

6 clean flange and put new wax rings on

7 place toilet on new flange bolts tightened bolts

8 reinstall water line 

9 check for leaks

it’s an easy job that should not take long at all. 

John I also wonder same thing I’ve yet to discover what a PM actually does. They don’t do this they don’t do that. Especially for the amount of money they want. What are they doing each month that they deserve 10% of my return when I take all the risk? If there is a problem and I need a plumber I will call the plumber. I’m not gonna be charged a monthly fee to “manage property” then when something needs done be charged again. I don’t know I feel like if I am putting a someone In place to manage something they should well…….. manage it 

If you were sent a quote and do not agree with it, do not accept it. If your PM is doing this to you, fire them. One of the many reasons I think PM are overrated. They are not looking out for your best interest even though you pay them a monthly fee to take care of this exact matter. They are either part of the scam or are not smart enough to know you getting scammed. Either way they no good. Decline the quote and get another one from a handyman. I bet they would love to come out for 10 minutes and make a 100$

Who are you going to sue? How much would “gain” by doing this? Just get a new bid on the job from a couple people. 

Quote from @James Wise:

Quote from @Jeremiah Dunakin:

Quote from @James Wise:

Quote from @Jeremiah Dunakin:

Quote from @Bruce Woodruff:

Hourly rates are not crazy for skilled labor nowadays...what gets my attention is that the Handyman works for the PM. Huge Red Flag for me! I'd insist that he find a non-related handyman or change PM's.

I agree a huge red flag to me is 24 hours of labor. Not one of those jobs takes an hour. I think your pm and handy man are in a racket. That should be no more than a five hour job including running to hardware store. If the handyman can’t get those things done in that amount of time they have no business being a handyman. I keep beating this to death but I think they are overcharging at least 15 hours if not 20 hours. 

 5 hours? LMAO c'mon bro you are drunk. How can a person/company do the following in 5 hours.

Drive to the property.

Inspect the property.

Create scope of work.

Send scope of work to owner for approval.

Get approval for scope of work.

Drive to store / supply house #1 for materials.

Shop for and purchase materials at sore / supply house #1. 

Drive to store / supply house #2 for materials.

Shop for and purchase materials at sore / supply house #2.

Drive to store / supply house #3 for materials.

Shop for and purchase materials at sore / supply house #3.

Drive to store / supply house #4 for materials.

Shop for and purchase materials at sore / supply house #4.

Drive to the property.

Do the following repairs at the property.

Bathroom 1 : Shower/Tub Caulking | Re-caulk tub
Bathroom 1 : Toilet bolt caps | Missing bolt cap
Bathroom 1 : Window Covering | Missing miniblinds
Bedroom 1: closest to the front door : Door/Knob/Lock | Door know needs tightened
Needs deadbolt installed
Bedroom 1: closest to the front door : Window Covering | Broken miniblinds needs repaced
Kitchen 1 : Wall/Ceiling | Pull nails and spackle
Living Room 1 : Wall/Ceiling | Nail and holes in paneling
Living Room 1 : Window Covering | Miniblinds need repaired
Entry 1 : Security/Screen Door | Replace Exterior Door Screen
Entry 1 : Wall/Ceiling | Spackle and paint
Bathroom 1 : Door Stop | Replace door stop
Bathroom 1 : Light Fixture | Replace bulb
Bathroom 1 : Shower/Tub Caulking | Re-silicone tub
Bathroom 1 : Toilet bowl/lid/seat | Replace toilet seat
Bathroom 1 : Toilet Paper Holder | Replace toilet paper holder
Bathroom 1 : Tub/Shower | Relay loose shower tiles
Bedroom 1: closest to the front door : Closet/Door/Track/Shelving | Install Closet Rod
Bedroom 1: closest to the front door : Light Fixture/Fan | Fan light does not work - replace fan
Bedroom 2: 2nd closest to the front door : Closet/Door/Track/Shelving | Replace closet rod
Bedroom 2: 2nd closest to the front door : Window Covering | Replace blinds
Bedroom 3: furthest from the front door : Switch/Outlet | Install smoke/CO detector
Bedroom 3: furthest from the front door : Window Covering | Replace blind
Dining Room 1 : Window Covering | Replace Blind
Hallway/Stairs 1 : Light Fixture | Replace bulb
Hallway/Stairs 1 : Other | Replace blind
Kitchen 1 : Window Covering | Replace other blind
Laundry Room 1 : Light Fixture/Fan | Replace bulb
Living Room 1 : Switch/Outlet | Replace Outlets
Living Room 1 : Window Covering | Replace Blinds
Basement 1 : Light Fixture/Fan | Replace bulb
Systems 1 : Thermostat | Reattach thermostat

 1. Most of the scope of work is already done. A list was sent saying what was needed. It’s ok you can go and inspect. Measuring for blinds takes 15 seconds so to go and validate what was said is ok. Still should take less than an hour. Especially if you market your work as a professional and charge accordingly. I’ve lost track of how many many blinds I’ve hung.

2. Driving to the store 4 different times is a waste of time and money. Make a list of all four properties go once. That saves 3 trips. I’m not gonna pay someone who is that inefficient. That is ripping someone off. I’ve remodeled multiple houses at same time and there is no way on this green earth I would go to the store each time for each room. Getting blinds for house 1 pick up blinds for house 2 /3 while you there.

3. The stuff that needs done are some of the most basic things someone can do. They are not complicated ordeals. Most of it can be done very quickly. I do not want to insult anyone’s intelligence or come off of as a jerk but have you ever changed a mini blind? Or hung a toilet paper dispenser 

4.install closet rod. Measure how long get two brackets. Cut to length screw brackets to wall. It is a ten minute job.tighten bolts on toilet????? Really pull out pliers tighten less than one minute, toilet paper dispenser screw into studs or use drywall anchor 5 minutes toilet bowl caps 20 seconds tighten door knob 1 minute. Remove caulk depending on condition could take 1/2 hour. Fill water tub with water a couple minutes( good time to tighten down toilet bolts and caps) caulk tub five minutes. I could go on about door stop 5 minutes and replacing toilet seat less than 5 minutes….. the dead bolt if you are getting paid to be a handyman you better be able to do a deadbolt in lesss than an hour same as ceiling fan these are not ground breaking repairs. Replacing bulb??????? Do I need to time that? Reattach thermostat(why was it off ) but it’s a couple screws. Pudding nail holes. As fast as you can walk you can fill. Sand them down. Replacing switches 10 minutes . Most of these jobs are 10 or less minutes that are in same area. You can replace toilet lid put caps on toilet hang toilet paper holder and recall in less than hour easily especially if caulk comes off good. You looking at a 1/2 hour. Smoke detectors are two screws and a battery

Screen door could be tricky depends on if screen just needs repaired or replaced. 
I see a lot of replace blinds which already should have brackets in place make job even easier. The store will custom cut them.you just put em on brackets. Also a lot of changing light bulbs. 

 I'm going to guess you've never actually hired another human being to do turnovers for you. Here on planet earth it takes longer than 5 hours to do that job and people who do consistent work don't work for $2 dollars an hour.

I’ve done those jobs more times than I can count.ive done way higher skilled jobs in way less time. Watch a team of roofers come in and they can strip a roof and lay a new one in 10 hours.i had 3 guys dig a 12 x 6x 40 foot deep hole in a mostly sandy yard replace sewer line and refill in a day. The jobs listed aren’t close to that. If a guy is charging 60/70-100$ an hour he better be able to knock this stuff in Avery short period. These are very basic task.  I don’t care about hourly rate of pay, it’s the double charging hours I have a problem with. But since you asked I have hired multiple skilled trades and as a union worker I work hand in hand with them everyday of my life. Just because you overpay for something doesn’t mean you are getting a better service. Like I laid out in those points I’m not gonna pay someone to go to the store 4 times at an hour a piece when they could do it in one trip. In a lot of home improvement stores the blinds are in within 5 rows of the fans. The toilet bolt caps(should already have that if u a handy man) are right across the isle. Toilet seat in same spot. I’m not gonna pay someone an hours wage to tighten down a toilet bolt or literally snap a cap on bolts or change 3 light bulbs I could do all that in less than ten minutes combined. I’ve asked numerous guys I work with if this is a 24 hour job and all laugh.I guess I could be wrong even if you gave someone ten hours labor but 24? Hanging blinds installing ceiling fans. Ain’t rocket science especially for skilled labor.on planet earth those jobs get done pretty quick

Quote from @James Wise:

Quote from @Jeremiah Dunakin:

Quote from @Bruce Woodruff:

Hourly rates are not crazy for skilled labor nowadays...what gets my attention is that the Handyman works for the PM. Huge Red Flag for me! I'd insist that he find a non-related handyman or change PM's.

I agree a huge red flag to me is 24 hours of labor. Not one of those jobs takes an hour. I think your pm and handy man are in a racket. That should be no more than a five hour job including running to hardware store. If the handyman can’t get those things done in that amount of time they have no business being a handyman. I keep beating this to death but I think they are overcharging at least 15 hours if not 20 hours. 

 5 hours? LMAO c'mon bro you are drunk. How can a person/company do the following in 5 hours.

Drive to the property.

Inspect the property.

Create scope of work.

Send scope of work to owner for approval.

Get approval for scope of work.

Drive to store / supply house #1 for materials.

Shop for and purchase materials at sore / supply house #1. 

Drive to store / supply house #2 for materials.

Shop for and purchase materials at sore / supply house #2.

Drive to store / supply house #3 for materials.

Shop for and purchase materials at sore / supply house #3.

Drive to store / supply house #4 for materials.

Shop for and purchase materials at sore / supply house #4.

Drive to the property.

Do the following repairs at the property.

Bathroom 1 : Shower/Tub Caulking | Re-caulk tub
Bathroom 1 : Toilet bolt caps | Missing bolt cap
Bathroom 1 : Window Covering | Missing miniblinds
Bedroom 1: closest to the front door : Door/Knob/Lock | Door know needs tightened
Needs deadbolt installed
Bedroom 1: closest to the front door : Window Covering | Broken miniblinds needs repaced
Kitchen 1 : Wall/Ceiling | Pull nails and spackle
Living Room 1 : Wall/Ceiling | Nail and holes in paneling
Living Room 1 : Window Covering | Miniblinds need repaired
Entry 1 : Security/Screen Door | Replace Exterior Door Screen
Entry 1 : Wall/Ceiling | Spackle and paint
Bathroom 1 : Door Stop | Replace door stop
Bathroom 1 : Light Fixture | Replace bulb
Bathroom 1 : Shower/Tub Caulking | Re-silicone tub
Bathroom 1 : Toilet bowl/lid/seat | Replace toilet seat
Bathroom 1 : Toilet Paper Holder | Replace toilet paper holder
Bathroom 1 : Tub/Shower | Relay loose shower tiles
Bedroom 1: closest to the front door : Closet/Door/Track/Shelving | Install Closet Rod
Bedroom 1: closest to the front door : Light Fixture/Fan | Fan light does not work - replace fan
Bedroom 2: 2nd closest to the front door : Closet/Door/Track/Shelving | Replace closet rod
Bedroom 2: 2nd closest to the front door : Window Covering | Replace blinds
Bedroom 3: furthest from the front door : Switch/Outlet | Install smoke/CO detector
Bedroom 3: furthest from the front door : Window Covering | Replace blind
Dining Room 1 : Window Covering | Replace Blind
Hallway/Stairs 1 : Light Fixture | Replace bulb
Hallway/Stairs 1 : Other | Replace blind
Kitchen 1 : Window Covering | Replace other blind
Laundry Room 1 : Light Fixture/Fan | Replace bulb
Living Room 1 : Switch/Outlet | Replace Outlets
Living Room 1 : Window Covering | Replace Blinds
Basement 1 : Light Fixture/Fan | Replace bulb
Systems 1 : Thermostat | Reattach thermostat

 1. Most of the scope of work is already done. A list was sent saying what was needed. It’s ok you can go and inspect. Measuring for blinds takes 15 seconds so to go and validate what was said is ok. Still should take less than an hour. Especially if you market your work as a professional and charge accordingly. I’ve lost track of how many many blinds I’ve hung.

2. Driving to the store 4 different times is a waste of time and money. Make a list of all four properties go once. That saves 3 trips. I’m not gonna pay someone who is that inefficient. That is ripping someone off. I’ve remodeled multiple houses at same time and there is no way on this green earth I would go to the store each time for each room. Getting blinds for house 1 pick up blinds for house 2 /3 while you there.

3. The stuff that needs done are some of the most basic things someone can do. They are not complicated ordeals. Most of it can be done very quickly. I do not want to insult anyone’s intelligence or come off of as a jerk but have you ever changed a mini blind? Or hung a toilet paper dispenser 

4.install closet rod. Measure how long get two brackets. Cut to length screw brackets to wall. It is a ten minute job.tighten bolts on toilet????? Really pull out pliers tighten less than one minute, toilet paper dispenser screw into studs or use drywall anchor 5 minutes toilet bowl caps 20 seconds tighten door knob 1 minute. Remove caulk depending on condition could take 1/2 hour. Fill water tub with water a couple minutes( good time to tighten down toilet bolts and caps) caulk tub five minutes. I could go on about door stop 5 minutes and replacing toilet seat less than 5 minutes….. the dead bolt if you are getting paid to be a handyman you better be able to do a deadbolt in lesss than an hour same as ceiling fan these are not ground breaking repairs. Replacing bulb??????? Do I need to time that? Reattach thermostat(why was it off ) but it’s a couple screws. Pudding nail holes. As fast as you can walk you can fill. Sand them down. Replacing switches 10 minutes . Most of these jobs are 10 or less minutes that are in same area. You can replace toilet lid put caps on toilet hang toilet paper holder and recall in less than hour easily especially if caulk comes off good. You looking at a 1/2 hour. Smoke detectors are two screws and a battery

Screen door could be tricky depends on if screen just needs repaired or replaced. 
I see a lot of replace blinds which already should have brackets in place make job even easier. The store will custom cut them.you just put em on brackets. Also a lot of changing light bulbs. 

Quote from @Bruce Woodruff:

Hourly rates are not crazy for skilled labor nowadays...what gets my attention is that the Handyman works for the PM. Huge Red Flag for me! I'd insist that he find a non-related handyman or change PM's.

I agree a huge red flag to me is 24 hours of labor. Not one of those jobs takes an hour. I think your pm and handy man are in a racket. That should be no more than a five hour job including running to hardware store. If the handyman can’t get those things done in that amount of time they have no business being a handyman. I keep beating this to death but I think they are overcharging at least 15 hours if not 20 hours. 

.5% is a nothing burger.its just for political showmanship and people have for years been saying rates wil come down between summer and fall. Gas prices will also fall.  People at 2.7% ain’t moving People at 5.25 ain’t moving 6.5/7 don’t move the needle.