i dont know if i am posting in the right section......however any input would be greatly appreciated...i have had a very small paint company for about 8 years...mostly interior repaints......now i want to get into some apartment complexes to do the repaints after move outs....since i have no experience with commercial work, can anyone give any help and advice on the best way to do present myself to them...many complexes have an on site lease office but they are owned by a larger management company so who do i contact...is it better via mail or phone call?....how would i present an enticing offer/pricing?....thank you in advance
apartment repaints
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There is no money in this market. Not helping you, will help you.
Sorry. Been there, done that and I refuse to help anyone that will eventual lose their shirt if directed into this market.
Seriously. The con's out weigh the pro's here.
Sorry. Been there, done that and I refuse to help anyone that will eventual lose their shirt if directed into this market.
Seriously. The con's out weigh the pro's here.
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I would respectfully disagree with Jason, It is definitly a lower end market, but you can make money. I do some apartments for a local complex. They are a 200 unit complex, and do not have a huge turn, which is what I like. I end up making about $25-30 per hour before expenses, and my overhead is running about 15% before taxes. I grossed $17,000 last year from them. You might end up painting common halls, exterior doors, parking lot lines, whatevever. Also, if the management company manages other complexes, you could get more work. This line of work could be more profitable I think, if you had employees and could turn out large numbers of apartments(like what happens when college students vacate for the summer). I like the solitude and not having someone watching over me. And maybe yea it isn't much money, but it is there when I don't have much else going on. Also I can go in at night and power up lights after I have worked for a HO. Just my 2c. Happy painting, Paul
Ok... ok... I exagerated the "No Money".
It's obvious there is money in it and like you said Paul, it's a lower end market, I used to work for a guy that has made it his primary business, he now does carpet cleaning and normal cleaning in addition to his appartment repaints and from what I understand has about 25 employees. That really is the only way to get something out of the appartment painting, employees and additional services.
My bios is from a one man show and I could only make 40-60K per year before taxes by painting apartments.
Wish I could help with the "who to contact" thing for getting clients. I was a Sub and never had to look for the work. I had work 24 7 365. Still couldn't pay the bills....
It's obvious there is money in it and like you said Paul, it's a lower end market, I used to work for a guy that has made it his primary business, he now does carpet cleaning and normal cleaning in addition to his appartment repaints and from what I understand has about 25 employees. That really is the only way to get something out of the appartment painting, employees and additional services.
My bios is from a one man show and I could only make 40-60K per year before taxes by painting apartments.
Wish I could help with the "who to contact" thing for getting clients. I was a Sub and never had to look for the work. I had work 24 7 365. Still couldn't pay the bills....
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while I know money per unit is one of those things that we often skirt... I have to ask
How do you guys really figure apartment repaints. The figures I have heard are all over the place.
Let us say a two bedroom interior with basic white interior?
How do you guys really figure apartment repaints. The figures I have heard are all over the place.
Let us say a two bedroom interior with basic white interior?
That's how they do it around here. The pricing for each managment co. is a bit different but not to far from each other. It is based on per unit. So a standard 2 bedroom 8' walls is about $125, add $50 for the ceilings, if it has painted woodwork, add another $50. The woodwork tends to be the same color and sheen as the walls. That price may not even changed between a 1 bedroom to a 3 bedroom if you have the whole complex. Where you gain on the 1 bedrooms you balance out on the 3 bedrooms to match the pricing of the 2 bedrooms, that is common especially for the standard ceiling prices.... Some complexes vary between $5-$25 for different sized units. Additional work from the basics would be sheet rock repairs or excessive picture holse in the walls. Interior stains was part of prep, just carried a can of Kiltz around and lightweight spackel for the holes. Some quick dry mud for the wall repairs.
I started apartment painting 10 years ago and no longer do it, so the prices may have changed, but you get the point.
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That would most likely depend on the type of complex, and management company. A higher end complex with a good management company might be willing to pay a couple hundred per unit. A low end complex with a tight and non-caring management company will probably only pay $100-$150 per unit. In the lower end units, the best way to make money in those are to hire a couple blow-n-go $10 an hour guys and get a system down where you can blow out several units a day.
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haha the property managment around here is so cheep they buy the 5 gallon oops paint for 5 bucks and mix a bunch of those together. that might even bring it down to behr quality
They have changed....there even cheaperI started apartment painting 10 years ago and no longer do it, so the prices may have changed, but you get the point.
Apartment repaints are a tricky business, Its tough...real tough....but with that said they make up 50 percent of my business. We do over 1500 apartments a year. I have 2 crews that do nothing but apartments at a range between 95.00 to 300.00 a unit. The spray men make 14.00/hr and the trim guys 12.00/hr, this year though we are moving to a per unit pay instead of hourly. Its a tough game but you can make a lot of money if you know how to get them done fast and kiss plenty of management a$$.
I would say the toughest part is waiting for your money, If you cant wait 45 days OR MORE for your money STAY AWAY from this line of work. We constantly have accounts 50-60 days past due. The next hardest part is the scheduling, they WILL call last minute needing 2 apartments painted TODAY!! Its something we have never been able to avoid, no matter how much communication we have. Tenants move out last minute, new tenants want to move in asap so they will call you last minute or they will get someone else. This type of work was 95 percent of what we did for 7 years, it is also why i've shifted to more commercial and residential work to relieve some of the stress.
With all that said....Can you make money??? YES and a lot of it!!
My guys are happy, they get paid vacations, they have health insurance and they get bonuses. It has given me and my business nice things as well........
The stress level though has taken years off my life, has made me work holidays, weekends and 70hr weeks. Ive kissed so much a$$ to keep property's my lips have been chapped for years. I personally brought home over 100k one year from painting apartments, and I know others who have brought home wayyyyy more than that.
With all that said, do I recommend it? NO
...And the funny thing is, this year I am running my biggest add campaign ever and it is for apartments only.
I also have a new plan, and new systems in place. We are apartment painting specialist, my guys have amazed me and we are set up to do 2000 units this year.
Am I Understanding This??
PLEASE CORRECT ME IF I AM WRONG ..are you guys saying you can only get a couple of hundred dollars per unit?...as in 2 bedrooms living room kitchen and bath???...am i just totally misunderstanding....please clarify as i cant see how money can be made unless you are doing a few units per day....even then, with what you would need in manpower to do it, how is there any profit:blink:
PLEASE CORRECT ME IF I AM WRONG ..are you guys saying you can only get a couple of hundred dollars per unit?...as in 2 bedrooms living room kitchen and bath???...am i just totally misunderstanding....please clarify as i cant see how money can be made unless you are doing a few units per day....even then, with what you would need in manpower to do it, how is there any profit:blink:
If you have never done them you cant really understand.
But yes its only a couple hundred per unit and yes you have to do 4 or more per crew per day. I can also guarantee the quality to be the same as someone who spent a full day in one unit. I advertise this fact and back it up with a no charge policy if someone is not happy
The money is in quantity....
But yes its only a couple hundred per unit and yes you have to do 4 or more per crew per day. I can also guarantee the quality to be the same as someone who spent a full day in one unit. I advertise this fact and back it up with a no charge policy if someone is not happy
The money is in quantity....
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:yes:
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Jason
You must have a pretty cushy lifestyle if you could not make it on this. Something here doesnt add up...
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I would think thats gross, take out taxes, materials and all other intangibles and I can see how you can NOT make it on that kind of money.
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From what I understand, it is all about your system and ability to know what corners to cut to get in and out. It is a completely different kind of production work and I do not think guys like me that do regular repaint and new construction would do horribly at it if we just brought our systems to the apartments.
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I guess it depends on the arrangement. He said he was a sub, and often the materials are bought in large and cheap quantities, so he may not have been supplying much. He acknowledged that he never had to look for the work and there was plenty of it. We know that he drives an economical vehicle and is very practical about keeping his costs down.
If I could roll in somewhere in a ford escort, just show up and paint and make up to $60k, I wouldnt think that was too bad. But then again, I have impressed myself over the years with how little I can actually live on.
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When you at it that way I can see how it wouldn't look so bad.
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I guess all you can do is try and find out what the going rate is in your area for apt's. See if you can make money on it.
The prices will very from region to region and even within an area like said before every manage co is different.
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