steve-in-kville

Some time ago, I read here on CT about a painter that made a fortune spraying condos or apartment all white using thinned down cheap paint... well, this one *might* take the cake...

I ran across a well known (should I say "infamous"??) landlord in our area whose known his half-a$$ed repairs and maintenance. This guy could bring the average handyman to his knees with some of the stunts he pulls.

Anyways, this guy tells me all about his cheap-quick-easy paint jobs. He's got one of them Wagner sprayers that Lowes sells. When a unit vacates, he masks off the window glass. That's it. No removal of door knobs, no removal/masking of light fixtures or removal/masking of recept. plates. It just stays and gets sprayed whatever white latex he bought on sale that week. He did admit to masking the carpet, but that's another story for another day....

steve

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Frankawitz

Steve,
My son just got out of renting from a guy like that. when my son moved in there was no hot water at the kitchen sink and the house wasn't painted and front porch was falling apart. the guy tells my son if you can fix the stuff and paint just take it off the rent. Son says fine I can do that. Any ways the reason for no hot water well the shut off valve located under the house in a crawl hole that has about 6" of water in it has been stripped. well son tells the guy he says he'll call a plumber. well 6 months go by no plumber. Landlord keeps giving my son the run around on sink, so son says fine no more rent intil it's working, Now also to add to this is the front porch which is cement top but since the porch is falling apart at sometime landlord covers with wood decking.2x4's framing grade but painted at some time ago. well needless to say these boards rot over time. anyways long story short they walk from the house and call city code enforcement and building dept. I don't think he'll be renting for awhile. I don't see how people can rent a house out in that condition and could careless. This guy was charging 590.00 per month for this one bedroom duplex.

Joewho

Steve,

This is the common phenomenon regarding income property. That guy makes more money. You have nicer units. That guy will be applauded for being a smart business man, you will be applauded for having craftsmanship in mind. Very difficult to find a balance between the two.

Teetorbilt

That may have been one of my posts.

The guy has gotten over life in the FL Keys and has his home for sale. Waterfront in Marathon for about 800K, anybody interested? I'll relay info, nothing in it for me.

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You can't solve you're problems with the same level of thinking that created the problems.

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boman47k

Yep, I think it was Teetor that posted about a guy doing very well painting apartments.

steve-in-kville

Honestly, thats the sad part. I am working on a rehab that requires a an oil primer plus two coats paint. Its a bear to work through. The previous owners spent their 65+ years there smoking away. I can at least sleep at night knowing I did it right the first time.

steve

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mdshunk

If he's been charging that much for all this time, and it's been getting paid, who's smarter than who in this scenario? A rental need only be nice enough to assure a steady monthly cash flow.

steve-in-kville

Good post, md. Sometimes I ponder if I do *TOO* nice of a job... the best $50/gallon paint will never withstand a sloppy or negligent tenant. The joys of being a landlord, I guess.

steve

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Joewho

Steve,

You own these properties, don't you?

You have to start bargaining the price down for the repairs. Improvements are't really a negotiating point, but a smoke ruined property is. Make offers based on the cost to get them repaired by an outside co., do the work youself. That's sweat equity.

The last complex I did was painted walls, natural wood trim and doors. Cheapo painters (who would swear they are the cats ass), didn't mess the trim too much, but their patching and painting sucked.

I went in and did a good job, plus some extras each time until the whole complex was back in good shape. In that area, it means 50,000, just in the paint inmprovements, next time they sell.

I don't know the market where you are, but I wish I was you right now.
You hear about the housing market, and a dip in home sales, but thats nothing compared to all the repos going on right now. That means a surge in the rental market. I'd give anything to own a 4+ unit building right now.

Another aspect of what you're doing is that an apt. builiding, with the proper dividing walls, can easily be turned into condos. I'm behind you on doing quality work. There should be room to get higher rents and better tenants, looking for nicer units. There's nothing wrong with either method of painting apts. It's just business. You could start a crew, take contracts on all the apts. in your area, do the cheapo work they want, and do yours really nice. So many opportunities for a "roll up your sleeves" property owner.

Humble Abode

lol you beat me to it...

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The NAPP
Milwaukee Painting Contractor