It is all relative. look at it from all sides.
As a new Yorker myself I know 6 hrs away in Long Island can be from manhattan
I don't see square foot charges just a list of broken down items that seam to look at dazzling you with #s.
That being said. having been a contractor for 20 years no # by itself looks crazy, but without specifics such as square footage hourly rate, Day rate or flat rates its tough to justify one way or another.
You can use book and internet resources for national costs, Such as RS MEans Nation construction data or home owner versions of https://homewyse.com
The better ones can be adjusted by zip code. Note ALL of Long Island is way above national rates, but Nassau county is not the Hamptons or North shore.
My suggestion is to agree upon an hourly rate, day rate or flat fee for most of these handman, light carpentry jobs.
Demand pictures of before and after, all phones have them, time in hourly break down or even 1/4 hr billing. Anything bigger than patches, fixing locks ie small stuff get actual measurements
example sheet rock a 10' x 8' room walls and ceilings, with 8' ceiling = 368ftsq. Usually doors and windows are not subtracted because they take more time to cut out. Then you can compare on one of the sites homewyse.com, adjusting for zip code and quality and area. That site even gives you break downs on materials and labor. I do think that site is on the lower end, but you can present as supporting evidence for cost questioning.
Start having them break down costs, time and don't forget to add overhead for getting items etc. Just like a real contractor.
This will send the message that you can't just throw #s at me and expect me to give you a blank check. Support the costs with break down, explanations and pics.
But ask yourself these questions.
Is the work done quickly in time, are the tenants happy.
Is the quality there or do the tenants not care of the quality?
Are the costs of material real or approximated.
How much does a licensed plumber cost in that area. Usually here in NY area they charge a minimum service call fee up to 2 hours + materials + overhead + travel.
The same is for electricians, carpenters etc... NYS county and city Gov'ts keep adding requirements to small businesses driving up their billable hourly rates every year. Then add OSHA, dept of health as well as insurance. My house plumber has a crew of two, that work 40 hrs /week just to cover liability premiums for the company. These overhead costs in NYC area are insane. so keep that in mind when negotiating hr rates.
Which leads to the examination when figuring maintenance, did you find our going trade rates in the area?
Are you mad at the high price of repairs, the amount etc.
Also some charges should be submitted to insurance. Tenants renters insurance for toilet overflow and damage or charge back to tenant.
Painting an apt/room should be an agreed upon price when someone moves out. If it is extra work or extra coats of paint, that should come from security deposit. All this should be managements work.
Did you have a system for move outs about rent increase, deposit charges etc.
I learned from old timers years ago when running a carpentry business. If you pay 105-15% above going hourly rate, you get a lot better workers. Sometime lower price is just that.
If you want more details or info hit me up directly and we can chat over the phone.
