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painter/owner
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Discussion Starter · #1 ·
Any advice or things to look out for on working apartment turnovers? Looked at a job today this place is going to have alot of apartment units to do of course thry want it done cheap and heres the real question- they pay in 30-90 days. How do you get by that long and has anyone ever been screwed on these deals?
 

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FT painter/FT dad
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paint fast...it's the only way most people will keep you around

I've heard of many complaints as far as pay goes...it's the nature of the beast unless you are a personal friend or get hooked up with a great GC

hope you have a deep checking account
 

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I would assume that they buy the product and that you could do a re-paint rather quickly. We have a few contracts with apartment complexes and two guys can do 2 to 3 in a day depending on the extent of wear. Try and schedule them in groups, weekly. As far as pay, once your first 30-90 is up you are more or less getting paid as you usually would. Make sure you have enough $ to see you through so you can pay employees until you get paid. Never been screwed, but it is a PITA sometimes to wait. The only reason we do this is because it is dependable busy work for our employees in the winter. I don't make much on them. If you are a one man show and you get a system down you can make decent cash though. Good luck:thumbsup:
 

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I currently paint for an apartment complex in my city. They have a 30 day pay out. I did earn about 16k from them last year, and it seems that I did about 10 apartments or so a month. It is a 200 unit complex. It is lower end work, but you do not generally have someone watching over you, and if you can get keys, you can come and go as you like. As Timhag says, you definitely need other projects going on. I gave a bid to paint hall ways, but am still waiting for the go. Some complexes have longer waits for pay, be sure to ask up front how long you will have to wait to be paid, as they have control in that regard. :whistling2:

I have never been screwed, but my advice is to keep good records, and if they have some kind of confirmation number to be sure to mention it in your invoice. There is always the possibility that they can loose your invoices. Especially if they undergo management changes.:eek:

Low end work, but sometimes you might just be happy to be working.

Happy painting, Paul.
 

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Painter/Owner
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APC:

You also need to get with the apartment lead manager. Determine what they really are looking for as to the degree or painting. Some of these folks just want a touch up of the scuffs and dings. Or basically feathering in of paint to cover those up. There may also be a few minor patch ups where the door knob has left an impression. These you can do rather quickly per unit. Other apartment groups may want a complete paint over.

Get with the management and make sure everyone is on the same page. That way you know if they want the 2-3 hr "brusher". or the Pro-custom.
 

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We specialized in apartment repaints for about 5 years and at times did upwards of 12 to 15 a day(full paints not touch ups). I could go on for hours about the few pro's and the dozen cons of the apartment painting business. Its a tough business.... be careful, and start calling about your money on the 31st day. The best advice I can give you is NEVER count on their work every month. They work off of a strict budget and will not hesitate to find another painter for 5 dollars cheaper per unit. We still work for 10-12 properties these days, loyal properties I have been with for 7+ years but I have shifted my focus to more profitable work.

We have worked for over 100 properties over the years, and I can count on 1 hand who has paid within 30 days. The majority are 45 days, and worst case I have seen a few times is 90 plus. I have a past due invoice right in front of me for 6,240.00 from a property I no longer do business with. Invoice date 10/21/07
 

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I work for 2 landlords and 3 PMs. Two pay on the 9th the others pay asap.

If the money is good and you can hold out for 30-90 days I would do it. May be thy have some great prices at the paint stores. That could help you out years to come.

Also being that the pay is 30-90 out it will weed out a lot of painters and you can work on geting a better per unit price.
 

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my heart sinks, and my happiness fades when I think of apartments/townhomes. I only put that stuff on my site because I did it and did it well.. also charged damn near 4X what other companies were charging and made some money. Would I go back to it? NO WAY IN HELL. Do your thing, EVERYTHING IN WRITING.. get it done right and as fast as you can, get a good reel and great place to fish and live life..
 
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