Author Topic: Labor costs  (Read 1067 times)


  • 5 O'Clock Shadow
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Labor costs
« on: September 21, 2016, 07:09:18 AM »
I wanted to run a few numbers past everyone for some labor costs in my rental.  It mainly has to do with flooring because the other prices seem like a good deal.

Upstairs Flooring:
Option 1
Tear up all carpet and padding, remove tack strips in living room and hallway.  Install 340 sqft of underlayment and laminate flooring in living room and hallway.  Install 116 ft of quarter round in living room and hallway.  Install 65 yards of carpet and padding in the 3 bedrooms.  Clean up and haul off is included.  Labor cost: $1218.

Option 2
Tear out all carpet, padding and remove all tack strips in entire upstairs and haul away.  Install 865 sq ft of underlayment and laminate flooring.  Install 270 ft of quarter round along baseboards.  Labor cost $1890.

My wife wanted to go with option 2 so we wouldn't have to keep replacing carpet.  I was thinking that maybe the bedrooms should be carpeted to make it seem warmer.

Basement flooring:

To install 620 sq ft of flooring and under layment.  If required depending on material used and install up to 200 ft of quarter round along baseboards. 

Option 1
laminate flooring(not recommended in basement due to possible moisture and water damage).  $1253.

Option 2 Alore(100% water resistant vinyl flooring that looks like wood flooring): $1253.

Option 3 Any type of tile except marble: $2790.

I'm thinking option 2 here.

He said that also the basement concrete floor might need to be preped depending on the material used.  If tile, all inperfections will need to be prepped.  If using laminate or Alore, then only large dips in floor need to be prepped.  Prepping cost would be up to $350 at most if using tile.

So what do you think of the prices?  I'm thinking they're fairly good but I wanted a second, third, and fourth opinion.  :)

In another reply i'll put the other labor costs but I'm already thinking that they're good prices so I didn't need approval from the forum on those.  :)



  • 5 O'Clock Shadow
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Re: Labor costs
« Reply #1 on: September 21, 2016, 07:23:02 AM »
Other labor that I've already approved:

Install plastic barrier and fur out concrete wall with 1x2 or 2x4 framed in 16" on center and hammer drilled and fastened to wall $125.
Frame around cold air return to be drywall ready.  $150.
Make a panel door out of OSB and 2x4 10" width with 3 hinges and a latch to give access to plumbing.  $40.
Patch hole in drywall ceiling and finish it to be paint ready.  $75.
Hang drywall on unfinished area of ceiling in the open area plus drywall walls up to 15 sheets.  $475.
Subtotal: $940.

Carpet steps and repair the back of 2 steps.  $185.
Paint entire house.  $2350.  (I'm going to paint).
Paint Garage. $500.  (I'm going to paint).

Install 3 sliding door guides(closet bedrooms): $20.
Fix windows and seals: $50.
Rescreen 7 window screens: $105.
Clean out all gutters and downspouts: $150.
Install up to 20 hidden gutter hangers: $150.
Drain above ground swimming pool, disassemble and haul off: $200.
Remove metal track that was installed backwards around paving stones and haul off: $30.
Take out broken light fixtures in basement and install a new identical one: $25.
Cut cold water line and rerun to install a shutoff valve leading to outside water spigot: $65.
Remove all locks on all 3 entry doors and tap all 9 holes (3/door) to required size to fit new locks: $40/door.  $120.
Subtotal: $765.

Install a gutter guard while already on roof cleaning out gutters will be $75 extra.


Miss Piggy

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Re: Labor costs
« Reply #2 on: September 21, 2016, 07:33:17 AM »
Since it's a rental, I'm going to agree with your wife on Option 2. I don't own rental property, so take my opinion with a huge grain of salt, but I don't see carpet looking good for long in a rental.


  • 5 O'Clock Shadow
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Re: Labor costs
« Reply #3 on: September 21, 2016, 08:09:28 AM »
It is true that except with one case, I've had to replace carpet at every tenant change, so you're both probably right.

I was more interested in seeing if everyone thought the labor costs were reasonable.