Maintenance & Repair Estimates

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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

1 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.

The above topics are discussed in much more depth
on our members' Maintenance & Repair page.

Non-Members' Homepage