Just wanted to get some thoughts on this. I drove to College Station from Leander today to change the air filters at our rental properties and to address a "dishwasher won't drain" from one of our houses. Clogged pipe under the sink was stuffed full of pieces of plastic mainly. Not a huge deal but I had to take off the disposal and a few pipes. Anyways what's a fair number to charge the tenants for this? I'm guessing a plumber would charge around $300? I don't want to do it for nothing because then they will never learn that drain is not some magical hole anything can be stuffed down.
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Price to unclog sink
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Last: 1 yr ago by dubi
I think $200-300 is fair.
Lol I guess they took the term "garbage disposal" quite literally.
I think a plumber once charged me $250 to replace my kitchen faucet, so this seems like similar work.
I think a plumber once charged me $250 to replace my kitchen faucet, so this seems like similar work.
This is the second issue at the same house in the last 6 months. The previous incident was a small plastic cup they tried to flush down the toilet that got lodged in the toilet itself. I'm guessing a Jell-O shot cup. Renting to college kids is like having toddlers to deal with!
Depends on how much you like your tenants.
Feb 2022 Local plumber $522
replace $50 pull-out faucet & $139 disposal 1/2hp
deduct parts, travel to me & then get parts 1.8mi round trip
No longer have the patience to be a landlord to under-30s, so must ask
why not force tenants to hire a plumber if they are forced to pay landlord?
Plumbers come with warranties and seems you could make $300 in easier ways ...
Not judging, I would spend loads of time for less money (if any) on other pursuits I favor, perhaps this is your fav.hobby.
replace $50 pull-out faucet & $139 disposal 1/2hp
deduct parts, travel to me & then get parts 1.8mi round trip
No longer have the patience to be a landlord to under-30s, so must ask
why not force tenants to hire a plumber if they are forced to pay landlord?
Plumbers come with warranties and seems you could make $300 in easier ways ...
Not judging, I would spend loads of time for less money (if any) on other pursuits I favor, perhaps this is your fav.hobby.
Ten words or less ... a goal unattainable
tgivaughn said:
Feb 2022 Local plumber $522
replace $50 pull-out faucet & $139 disposal 1/2hp
deduct parts, travel to me & then get parts 1.8mi round trip
No longer have the patience to be a landlord to under-30s, so must ask
why not force tenants to hire a plumber if they are forced to pay landlord?
Plumbers come with warranties and seems you could make $300 in easier ways ...
Not judging, I would spend loads of time for less money (if any) on other pursuits I favor, perhaps this is your fav.hobby.
Lol. Yes I make way more money in my day job. I like to go check on our houses with my own eyes so keeping up with the air filters is a way to do it. I needed to go anyways so I just thought I'd take care of it and I'm not afraid to get my hands dirty. I do hire some of the work out sometimes for the reasons you stated. I do find it amazing though that a lot of people won't try to fix anything themselves.
$300 minimum. Plumbers ain't cheap or getting to a small job like that quickly without additional fee.
Beckdiesel03 said:
$300 minimum. Plumbers ain't cheap or getting to a small job like that quickly without additional fee.
I charged them the $300. I didn't need anything beyond a couple of rags so no big deal. The charge was more to make a point to them. Last time I had to get a plumber out there he had to make two trips to Home Depot. First he didn't have a wax ring on his truck and then he bought one without the hardware so he had to go back. Charged me for both trips!
Yeah... That's bull****. His mistake shouldn't cost you.
$300 is a little steep. A plumber would probably bill $150-$200 for this.
One word of caution here as someone who has worked on numerous rentals in BCS. If you start charging a lot for small things what tends to happen is they quit turning in small things until they become big things such as washing machine drains backing up and rotting the trim, drywall and lower framing out. I have personally seen this happen on long term tenants and come move out time it can be surprising what all needs to be repaired. Also what often happens is they try to do the repairs themselves to avoid calling you. Its good you "change the filters" because I have seen crazy things from long term "quiet" tenants that can often exceed the deposit such as toilets in second stories flooding lower stories on every flush and the people said nothing until it shorted out the light fixtures below as well as causing thousands of dollars in mold and rotten subfloors.
One word of caution here as someone who has worked on numerous rentals in BCS. If you start charging a lot for small things what tends to happen is they quit turning in small things until they become big things such as washing machine drains backing up and rotting the trim, drywall and lower framing out. I have personally seen this happen on long term tenants and come move out time it can be surprising what all needs to be repaired. Also what often happens is they try to do the repairs themselves to avoid calling you. Its good you "change the filters" because I have seen crazy things from long term "quiet" tenants that can often exceed the deposit such as toilets in second stories flooding lower stories on every flush and the people said nothing until it shorted out the light fixtures below as well as causing thousands of dollars in mold and rotten subfloors.
I am not going to lie, this whole rental house stuff has been tough on me and made me not enjoy going to College Station that much anymore. I have a hard time watching these houses just get beaten to death by kids not taking care of anything. The only reason we bought one and built one is we needed somewhere to put some money and this was recommended to us. I am sure it is a good investment as they are easy to rent and I am sure sell if we ever decide to. I guess I just need to come to the realization that they don't have to be perfect, just rentable.
We switched to renting to families and it has been a much better experience than college kids.docb said:
I am not going to lie, this whole rental house stuff has been tough on me and made me not enjoy going to College Station that much anymore. I have a hard time watching these houses just get beaten to death by kids not taking care of anything. The only reason we bought one and built one is we needed somewhere to put some money and this was recommended to us. I am sure it is a good investment as they are easy to rent and I am sure sell if we ever decide to. I guess I just need to come to the realization that they don't have to be perfect, just rentable.
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