Maintenance & Repair Estimates
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Members' Homepage The following list of time estimates has been compiled from various maintenance and remodeling sources. Use it as a guide, but remember, it is based on experienced tradesman, not a minimum-wage handymen doing the particular job for the first time. The times are what might be expected to actually do the repair itself, assuming that the tradesman, all parts & materials, and all tools required for the job are ion-site. For many of the tasks, there is a range of time because either (1) the job depends upon size and complexity (e.g., painting depends upon the size of the room and how many windows, fixtures ,etc. must be worked around) and/or (2) there are sometimes complications that can arise while doing the work (e.g., the time to replace a shower valve insert can vary significantly depending upon the difficulty of removing the old part). The time to thoroughly clean a unit can vary dramatically, depending on the condition in which it was left by the vacating tenant as well as how detailed a cleaning is desired. Also take into account that time will be required for travel to and from the job-site, for purchasing parts and materials, and to take care of administrative details. For example, although it may require only 30 minutes to replace a water heater thermostat, the serviceman may also spend 30 minutes commuting, 15 minutes determining the problem, 30 minutes getting the part if the model is not one he carries in his truck. Sometimes significant time is required just to troubleshoot the problem even though a 99-cent part and 10 minutes of time are needed to fix the problem. Sometimes the time required to purchase parts and materials is significantly greater than the time required to do the repair itself. For example, locating a proper replacement part (e.g., fan motor or shower valve insert) can be very time consuming, particularly for older properties. For painting, you must also allow time for cleanup. If you want detailed accounting and billing, plan to pay for that too. When you ask a handyman for an estimate, use these times plus estimates of additional time and a reasonable hourly rate to determine if the bid is fair. Keep in mind that using the same person to do multiple tasks at the same time usually results in significant savings compared to having the same tasks done separately because less commuting time and fewer shopping trips are required. Finally, remember that an experienced expert at $45 per hour may actually be cheaper than a handyman who has little or no experience with the specific problem at $15 per hour.
| Thoroughly clean interior of 2-bedroom/1-bath apartment as left by average tenant, not including windows or carpets |
6 to 16 hours |
| Paint a single bedroom or living room - no repairs or priming required - includes removal and reinstall of electric plates and door lock-sets |
3 hours |
| Paint a kitchen or bathroom - no repairs or priming required and not including cabinets - includes required masking and removal and reinstall of electric plates and door lock-sets |
2.5 hours |
| Painting flat ceiling of one room - no repairs required |
1.5 hour |
| Painting walls of one-bedroom rental, all similar color as old - no repairs required and not including bathroom or kitchen cabinets |
6 to 8 hours |
| Painting walls of two bedroom rental, all similar color as old - no repairs required and not including bathroom or kitchen cabinets |
8 to 16 hours |
| Repair or replace entry lock-set |
30 minutes |
| Fill nail holes and small dents left by average tenant, per room - no priming or painting |
15 - 30 minutes |
| Replace interior or exterior door, including lock-set installation, but excluding priming and painting |
2.5 hours |
| Replace interior or exterior door, including entire frame and lock-set installation, but excluding painting |
3.5 hours |
| Replace bi-fold closet door - using existing track hardware - not including priming and painting |
I hour |
| Replace bi-fold closet door and new track hardware - not including priming and painting |
1.5 hours |
| Prime and paint (1 coat) both sides of new door. |
1 hour |
| Minor appliance repair |
1/2 to 1 hour |
| Repair relatively small area of water damage on acoustic ceiling - including acoustic texture, but not including prime and paint |
1/2 to 2 hours |
| Replace hot water heater - no new valves or other re-plumbing required |
3 hours |
| Replace hot water heater - including new supply valve and new lines |
3.5 hours |
| Water heater repair (element, valve, or thermostat) |
30 minutes |
| Replace supply lines and valves to faucets or toilet |
1/2 hour |
| Replacing bath or kitchen faucet assembly - not including supply valves & lines |
I hour |
| Replacing bath or kitchen faucet assembly, including supply valves & lines |
I.5 hour |
| Disassemble, clean, reassemble trap |
1 hour |
| Install new sink |
2 hours |
| Replace existing garbage disposal, using old plumbing |
1 hour |
| Install new garbage disposal, including new plumbing - switched electric outlet already available |
1.5 to 2 hours |
| Replace existing dishwasher, using old plumbing |
1 hour |
| Install new dishwasher, including new plumbing - electric outlet already available |
1.5 to 2 hours |
| Repair minor plumbing leaks |
I/2 to 2 hours |
| Minor toilet repair (seal, valves) |
I hour |
| Replace toilet seat |
30 minutes |
| Replace complete toilet |
2 hours |
| Replace tub-shower sliding door |
2 hours |
| Replace shower valve |
1 to 2 hours |
| Caulk one tub - removal of old caulk not required |
30 minutes |
| Refinish bath tub |
4 hours |
| Tile (vinyl) one room (floor pre-prepared) |
4 hours |
| Replace light fixture |
30 minutes |
| Replace light switch or outlet |
30 minutes |
| Install a smoke alarm - 110V type where already wired or battery type |
30 minutes |
| Install mini-blinds or vertical-blinds |
1/2 to 1 hour |
| Steam clean carpet (one room) |
30 minutes |
| Install ceiling fan - where adequately mounted box already exists |
I hour |
| Install door closer |
30 minutes |
| Trouble-shoot and replace bad electric range element |
1 hour |
| Trouble-shoot and replace range hood fan |
1/2 to 1 hour |
| Replace screen on door |
1 hour |
| Replace window glass |
1 hour |
| Install replacement window |
1 to 2 hours |
| Repair a large hole in drywall, including texturing - not including priming and painting |
1 to 2 hours |
| Replace porch deck (4x10) |
4 to 5 hours |
| Clean furnace & change filter |
1 hour |
| Minor furnace repair |
1 to 2 hours |
Use this list of time estimates to begin a list that you develop for yourself, consisting of the types of repairs you most commonly need to hire help for.
When you have a repair done, add the billed time to the list, and make adjustments to the time estimates when necessary. Having a continually updated list can save you thousands of dollars.
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