Want to get into the apartment end of the business?

[gwrrooney]

I've been in business since August and was wondering what approach to use in person and over the phone when contacting apartment managers.

I need some help on pricing too? So far on residentials I've been getting between 40-60 per room but I think that may be a bit pricey for apartments. Then again I have no idea what to charge them. What should I charge? What do you charge?
Any ideas would be greatly appreciated.

Greg

 

[gwrrooney]

Thank you Steve that should help me along. I feel like i'm trying everything and the results just arent coming fast enough. I have 2 jobs scheduled for december and need to do something other than residential. For years I had a hardwood flooring business and then I decided to make carpet my friend. I never really needed to advertise with the wood business but this is a whole different ball game.

 

[bob vawter]

One word here:

cheap dependability..

OK two.......

Apartments managers want someone that can ALWAYS...
be there at a moments notice......

and cheap...did i say that?

 

[captaincarpet]

Most management companies I have worked with in the past were not willing to pay good money per room.
The average 1-2-3 bedroom apartments can be done in 30-45-60 minutes if you have a system, and you can make decent money if you are realistic.
Because of volume, and the fact that it is basically filler work, you have to be able to do them for 60-75-90 or less to be competitive!
While I have found a few to pay 125 or 150 per unit, they are (at least in my markets) few and far between.

Only you can figure your costs to perform the service, overhead, profit etc. to determine if this market is for you or not... and it can be a cut-throat market.

However for 50-75 dollars an hour work, solo, as filler, it may help you have more predictable cash flow to grow faster ...IF...you invest a portion of the profit in marketing better paying work IMHO.

P.S. You will also need to ask what their payment terms are, some management companies are very slow to pay!

 

[The Preacher]

that 1 day turn stuff is CRAP. they don't have time for the maids to come in and clean most times before they want carpet cleaned.

if you need some biz to stay busy, go for it. go meet them face to face and ask them what they would like in a carpet cleaning company that they're not getting now???

know what it cost you to operate per hour and set your price accordingly!!!

 

[bob vawter]

Ya..an' they leave those stupit electric switchplate screws all over the floor......
THENsomeone will cut yor price fi bucks....

THE BASSTURDS

 

[Rex Tyus]

Distinguish between company owned properties with a staff manager and the absenty owners with a property management companies. We have had success with staff managed properties and generally pass on the property management companies. It is about volume and productivity. The good ones will appreciate how much money you save them on replacement cost. The bad ones will always be bad ones.

My most important tip:

DON'T LET ANYONE GET 30 DAYS PAST DUE AND KEEP CLEANING. Cut them off everytime they get behind.

 

[John Olson]

I look at Apartments this way. Unless you have a truck and a crew dedicated to JUST apartments they are a slow death for a 1 truck operation. You will end up stuck cleaning Apartments when you could have been out making real money.

Could you find the Golden Goose who will pay more then $50 per 3 Bedroom? Maybe but highly unlikely depending on where your located. People here are charging 35-40 per 3 bedroom but this is a College town so they are cleaning 200+ Apartments in less then a week and thats twice a year. The problem with that is you have to come clean the mid year move outs at the same rate and they just kills you during your busy time.

It is just such a vicious circle that I don't suggest it for the 1 Man show that is unless you cna get 30 per room then maybe.

 

[bob vawter]

YEA...after i walked in ankle deep turd water for them...little pointy turds tryin' to get in my shoes......

THE HORROR

 

[Larry B]

General cleaning of the apartment including carpet cleaning Average $105. for 2 bedroom.


2 man crew can normally get 4 to 5 done in 8 to 9 hours

I know the above don't work for most on this board but our rental stuff is done on quantity not price.

On a 2 Bedroom forced eviction we move everything to the curb, 1 coat of paint, clean everything & clean carpets with-in 24 hours $475.00

 

[Able 1]

I do 2br & 1fr for 90.00, 3br & fr 110.00, this is just for the carpet cleaning. I would change my prices if I didn't have the keys. To be able to go do places when you can fit them in is priceless.

 

[KevinL]

I'm with you Keith, I have a couple of master keys and several others that just leave them open. It's great fill between other jobs. Anyone that wants to get in it, just go talk to them. Tell them you do great work and they wont be dissapointed. Some are happy with who they have and some are looking for a change. You just have to find them.

 

[RandyHilburn]

Here's a summary of the Apartment Biz in Mississippi:

Apartment housekeeping margins can be very small and carpet cleaning not much better. The average apartment carpet cleaning job around here is $50 (no matter what size apartment). Kickbacks and 'vendor donations' are also a part of the business. Our margins start to improve with our specialty services (e.g., carpet repairs, color match dying, red dye removal, stretching, etc.). We do not discount our specialty services.

If you want to be in the apartment business, you want both the carpet cleaning (vacant and occupied units) and the restoration business too. A flood extraction is $50 (after hours and weekends $75) but on average, may only take 20 minutes to perform. Apartment floods can range in size, but most are small hot water heater or a/c puddles.

No matter what size flood, you always leave a fan to help dry the carpet. Fan rental rates around here are $50 bucks each (for a two day rental). Many times you'll wet-vac the carpet, rent a fan (maybe two fans depending on the need) and then clean the carpet in the area around the flood, perhaps repair a seam and you've got a $200 to $225 job that only takes you about 45 to 60 minutes. We love flooded apartments.

To do restoration work, buy yourself a medium size water claw, a half dozen centrifugal fans and Phoenix R-175 dehume and you'll be better equipped than the vast majority of your apartment carpet cleaning competitors. After you start making a little money, you can purchase an e-Tes, an ozone machine and more fans. You will then be in an elite class of apartment restoration specialist!

The down side of the apartment business can be getting paid in a timely manner. We provide service to 17 complexes and last month only 11 paid on time (the rest we have to call and badger in order to get paid). Every month one third to half of them are late with payment or don't pay at all until the following month. Many property managers make a monthly, quarterly and/or annual bonus based on keeping their expenses low. They can show low expenses by not submitting invoices for payment (until after they have their bonus check).

 

[Dolly Llama]

go out and personally introduce yourself to them.

much better than a phone call imHo




..L.T.A.

 

[steve r]

ive only had one complex that i wont work for.maintanence guy is too wierd to deal with. otherwise i like doing apartments. steady cash flow especially when no one else is calling.i dont sweat it if they pay late it happens sometimes i just have to remind them, sometimes things get lost or confused.
i dont do kick backs or anything like that,just give em their moneys worth and theyre happy.
my prices are low too but sometimes i can whip thru them and if theyre trashed i charge extra.

mine all called me but the one i mentioned above. they are very big but too much of a headache. the others all treat me very well and are very nice to deal with and i have 9 of them.

 

[Fon Johnson]

Here is what it boils down to (usually.)

They will NOT pay you $125.00 to clean a 3 bedroom even if you let them know there will be no extra charges unless you have a dye, repair, or R&R pet damage. HOWEVER they will pay another company this all day long for a 3 bedroom: $75 to clean, $25 to deodorize, and $25 for "specialty spotting."

I get calls all the time. I ask "do you want the job done right, or do you JUST want the CHEAPEST price." 99% say cheap is what they want. They don't give a crap about the tennant, they just want cheap. Many would not even clean it if they could get away with it.

On the other hand, I do apartment work. I don't do a LOT (not every day) but I get paid fairly by those who want value and the job done right.

 

[bob vawter]

OH YEA...but would you walk through ankle deep turd water, to keep them happy?

I know where there is a family wit THREE kids crawlling on the carpet where i jus sucked out the turd water.....
Not even a pad replacement........

I should call the health department on them.......

but then....I would be in trouble!

 

[tim]

A company here does nothing but apartments, $35 for 1 bedroom apartments and $40 for 2 bed. Have 6 trucks, splash and dash, over 1 million a year. That only breaks down to 170K per truck. Seems like a hard way to make a living. I have contemplated buying a used truckmount and, under another name, going after apartments with a little more quality at a slightly higher price and letting one of my guys do the jobs. But, as I have found in other businesses, apartments are notorious slow pay and change management companies as often as some change underwear. Always looking to pass the buck or manager blaming the management company or vice versa. I would definitely stay on top of the receivables.

 

[John Olson]

Bob you really didn't do that did you? You better f'n fix it rix now if you did. Those kids don't deserve the risk of getting sick or even dying because someone wanted it fixed cheap and you was willing to do it.

This falls under liars cheats and hucksters. Fix it bob or so help me if I see you i'll punch you square in the mouth.

 

[bob vawter]

Well John, it was like this:

I get a call on Sunday affernoon from the owner of the management co that there was a flood in a basement unit...and if i could go over and suck about 5 inches of water out!
So i get there and there is a geyser of brown turds STILL coming out the toilet! It had to be sucked out...
no madder what...RIGHT?
So I tells "Mr Christian" Property OWNER that it's GOTTA be torn out and replaced...so it's HIS call...RIGHT?
He was TOO busy asking me if i was saved by the Blood of Christ....to worry about the poor Mexican lady and her three kids........crawlin' on his carpet!

true story

The rest of the story revolves around HoeKilla telling him about my Christian killin' ways.........

 

[jerry ACC]

I clean for two property management companies now.
Both pay within 30 days of service or a 5% charge is added every 15 days there after.
$35 per room, $30 stairs, $20 Hall, $30 per gallon issue spots (pets)
If not cleaned and pre vacc'd $7 additional per room for Vaccing
I love doing these empties and make as much on them as many cleaners make on any residential job.
I also have a master key for easy access.
Sadly these comprise about 40% of my business (I know this is bad Steve T) because I cannot afford to advertise anywhere else now.

 

[SRI Cleaning]

Most management companies I have worked with in the past were not willing to pay good money per room.
The average 1-2-3 bedroom apartments can be done in 30-45-60 minutes if you have a system, and you can make decent money if you are realistic.
Because of volume, and the fact that it is basically filler work, you have to be able to do them for 60-75-90 or less to be competitive!
While I have found a few to pay 125 or 150 per unit, they are (at least in my markets) few and far between.

Only you can figure your costs to perform the service, overhead, profit etc. to determine if this market is for you or not... and it can be a cut-throat market.

However for 50-75 dollars an hour work, solo, as filler, it may help you have more predictable cash flow to grow faster ...IF...you invest a portion of the profit in marketing better paying work IMHO.

P.S. You will also need to ask what their payment terms are, some management companies are very slow to pay!

That nailed it!

 

[cory kenyon]

You make up for the cheap price when you charge extra for prevac, red stain removal, floods, and carpet
restretch. Thats the only way you'll make any money off it.

 

[Curtis Pennington]

Just for shits and grins post this on ICS

I'm sure there are some over there that get 75 cents a sq foot for apartment cleaning and up sell protector too

You forgot those guys only do HIGH END apts...............................;0

 

[Able 1]

I will still call for rent signs and ask if they want to "try me out" for half price... Hey their putting the number out there! I only want a certain amount of these accounts though I think I can only handle another 50 units.

 

[Mike Draper]

We never charge less than 90.00 on any apt, but still consider it filler work. Your always going to make better money doing residential or large commercial if you price it right. Most Apmt owners just want to be able to say the carpet has been professionaly cleaned, even if the shittiest hack in town cleaned it for 35 bucks. On the other hand, a mom has her friends over and she wants to be able to tell her friends the finest cleaner in town made her carpets look like new, and price was not an issue.

 

[BradFenstermaker]

Advice I will give you on apartment cleaning is this:

Set a price to stop work until paid. You need do this atleast til you see if they pay ontime.

Mine was $500 dollars. After about 8 units they had to pay before I came back.

Don't do apartments anymore unless they are locally owned.

You do what you have to do to survive. They are great to learn from and experiment while honing your cleaning skills.

You can fire them if you ever get sick of it or it keeps you from better work later on.

I did this work for about 1.5 yrs then said goodbye.

Good Luck

 

[cu]

for me apt,s are easy.first you must understand that your money is made in repairs not cleaning
2 . pick only apt complexs you want to work
3 . if you dont get your money in 30 days ...say good buy
4 .if your what they need . they will get you more work