Re: Does anyone still paint turns in house on your property

Does anyone still paint turns in house on your property

In certain States, the Mgt Co needs a contractors license to do that.
It’s not popular to say, but it’s the law.

I'm in Texas my company wants to start doing in house i don't think i have the manpower to do this with out hiring another person which would defeat the purpose of saving money on a contractor.

Lee Hartman TX is a free for all. No issues doing it in house there.

Not much of anything except HVAC is done by maintenance anymore…. Lol

Here in Tampa we do if it’s small touch up

I have a two person maintenance team and they paint our apartments during turns, but it’s mostly touch paint on a 1.5 year old asset. The occasional full paint, but still in house unless we absolutely have to contract it out due to workload.

Yep, have for the last 24 years. I do everything except carpet / vinyl install and landscape upkeep.

My dilemma is most of mine are older class b properties around 230 to 260 units with a maintenance supervisor and assistant maintenance and grounds keeper who also takes care of 2 pools i'm trying to figure out how we can fit in painting units especially with all the air conditioning calls about to start rolling in

Lee Hartman switch groundskeeper to tech. Have tech keep up with work orders with maintenance Supervisors help. Have assistant maintenance painting 1 day and turning the next. Basically schedule 2 days. If they are color change you may need to add an additional day. Depending on size and damages. Basically assistant turns to turn tech and keeps them on schedule. The extra time for your tech who does work orders can do the maintenance and t/u for 1 to 2 easy units a week. So if all goes well. You can get 3 to 5 units completed per week and keep up with regular tasks.
Either that or get ready for some heavy OT in the busy season.
You can always point out that painting in house is dropping your turns per week down to 3-4 that way if you have 6-8 move outs in the beginning of the month they understand it might be better in those circumstances to vend the biggest/worst paints out to save on rent loss. The only issue with that argument is if they can actually rent them as fast as you can make them ready while utilizing vendor help.
Basically as MS you can run interference for your guys and take care of the pool, and all random BS that pops off so they can get stuff done. Or if you are the strongest turn guy and painter you can have one of them do that for you. Because wrapping up your paint 3 times a day to go field "emergencies" is a waste of time

We do in house paints even though our company budgets to source it.

Most all of your tax credits will.

I’ve been places that expected it snd places that didnt.
Seems like anytime companies want to make more money/save more money, it s as l ways falls on the most skilled and overworked people, maintenance .
Never understood why the office doesn’t pitch in. If they gave out handies at 40 bucks a pop and only did 10 a day that’s 12,000 a month…
We could all have really good painters and free up some bandwidth on the company computers since there would be less Temu and Amazon shopping time for them

Texas - I have 3 properties 44unit,144 unit & 77 unit. All less then 4 years old. I have a helper that isn’t EPA, CPO certified
I paint and do turns and of course w/o….I make sure the paint gets matched and paint with a Graco cordless sprayer and I love it.
 

00 units - yes we still do in house paints. We only contract out on skips / short notice units we can’t squeeze into the schedule.

No, we don't. If we had a full time painter dedicated to it we could but normal staffing does not provide the manpower. Our apartments are also very large with vaulted ceilings on the top floor. It takes a professional crew of 3 all day in some of the units. I no longer allow spraying so it's all rolled and brushed.

I started in maintenance. I have always done my own painting. I can roll an apartment out and cut it in, 800 to 1000 sq ft, in about 2 days. Most painters quote 2k to 4k to do it and want to book a month or more out. We farm out the cleaning and paint in house. that's the most efficient way. Everyone wants contractor skills on a burger flipping wage. That will cost you. Had a job interview once that told me I needed HVAC certs. I told them if I had those certs, I would be an HVAC tech making twice what they are offering. If you don't have at least one tech for every 75 units, your understaffed.