Note: This guest blog was written by Nick Giulioni, CEO of our trusted partners at Off Leash Construction. Nick is also a highly successful real estate investor who formed Off Leash in response to what he saw as a lack of quality General Contractors in Central Indiana.
As someone who has owned nearly 200 rental properties, I’ve seen (and paid for) just about everything that can break, leak, or fall off (or onto) a building. I still feel that familiar sting when a maintenance charge trims the rent deposit.
If you’ve ever thought, “I could fix that for five bucks,” you’re not wrong — if you have the time, tools, expertise, transportation, scheduling bandwidth, and insurance.
A $200 invoice isn’t just a $5 part. It’s an entire operation standing behind your property.
The Real Costs Behind a Repair
1. Maintenance Technician Wages
A solid, full‑time W‑2 tech earns ≈ $25/hour (payroll taxes, benefits, and training already baked in). That clock starts when they leave the shop: drive time, troubleshooting, the inevitable hardware‐store run, and finally the repair itself. Need a licensed HVAC, plumbing, or electrical pro? Expect 1.5–2× that rate.
2. Estimate-Only Visits
When the likely scope exceeds a property manager’s $500 “not‑to‑exceed” (NTE) limit, we make an estimate‑only trip. We incur all the usual costs — travel, labor, admin — with no guarantee of approval. If green‑lit, we’ll “touch” the property again for the actual work.
3. Tenant No-Shows
Roughly 1 in 15 scheduled jobs ends with our tech on‑site but locked out. We’ll scramble to redeploy that technician and back‑fill the rest of the day, but that isn’t always possible—and the coordination, prep time, and drive time are still real costs we have to absorb.
4. Vehicle & Travel
Whether it’s a company van or mileage reimbursement, we budget $0.75 – $1.00 per mile for fuel, wear‑and‑tear, insurance, and depreciation.
5. Warranty / Callback Buffer
Things go sideways. Even when it isn’t our fault, we’ll return to make it right. We have to price in that risk so our team can stand behind the work.
6. Back-Office Support:
Coordinating Resident schedules is a full‑time role. We need roughly 1 admin per 50–75 work orders per month, paid about $20/hour.
7. Project Management
Every job gets oversight. Our PMs earn around $70K/year to ensure code compliance and quality.
8. Software, Tools, and Infrastructure
To keep operations smooth and efficient for you, we must also have:
9. Insurance & Bonding
On average, Workers’ comp is $300/ month. General liability is around $250/ month. On top of this we have ongoing fees for Indiana General Contracting licensing and bonds.
Why it Adds Up (and Why It Matters)
Even the simplest jobs sit atop a team, systems, tools, and insurance. You’re not paying for a part of a person. You’re paying for readiness, reliability, and accountability.
Because Off Leash Construction carries both maintenance and full-scale construction capacity, you have one partner who tackle everything from a leaky faucet to a structural rebuild.
Systemized Company vs. “Chuck in a Truck”
Cut‑rate solo handymen can be tempting, but they usually lack the infrastructure that protects your asset.
When a repair goes wrong, or the scope balloons mid‑job, you’ll be glad you chose an operation with depth, not just a van.
Solo handymen might look great for the first job or two, but the cracks in their system show fast — and suddenly you’re scrambling to find another option.
Ask me how I know…I rode that cycle nearly ten times before moving into the construction space.
Why Partnering with T&H Is a Win
T&H is one of the region’s premier property managers—thanks to outstanding leadership, proven systems, and a top‑notch team. Customers gain:
- Volume pricing – Their steady flow of work lets vendors like us pass on bulk‑rate savings you wouldn’t get as a solo landlord.
- Priority scheduling – T&H jobs jump the line because of that relationship.
- Advocacy – You have a PM who understands both your goals and your property.
What You Get in Return
- A licensed, bonded, insured team that knows buildings
- Oversight so jobs are done right and on time
- No surprise permitting headaches or compliance fines
- A partner who’s still here when the job isn’t simple
Stay Invested in Your Investments
Being a landlord isn’t 100 % passive. Deferred maintenance is always more expensive—fix small problems before they balloon. With foresight and the right team, you can protect cash flow and property value for the long haul.
Have questions about an invoice, need help unpacking an estimate, or just want to understand our process? Reach out. We’re an open book.
