Here is a list of recommendations to reduce your condo maintenance costs.

Maintenance Calendar

If you wait until things break, you most likely will pay more for emergency reparations.

Don’t let your wallet take a hit! Waiting until things break down can end up costing you a fortune in emergency repairs. Instead, be proactive and save yourself the headache (and the extra cash) by tackling maintenance issues before they become disasters.

Reduce your condo maintenance cost by implementing a maintenance calendar. You’ve effectively stayed ahead of potential issues. Your biannual inspections, covering crucial areas like toilets, faucets, and smoke detectors.

My own experience

I maintain a 40 unit building in South Beach, and rarely have to deal with emergencies.
This is because I have created a maintenance calendar. Twice a year I perform an inspection to check toilets, faucets, and smock detectors.
With this inspection, I ensure there is no leaking causing my water bill to go up.
of course, you know that you pay for water that you use and water that you dispose it (sewer).

Replacing or fixing plumber devices after inspection gives me peace of mine. I know nobody will call me with an emergency and my water bill won’t eat me alive.
The smock detector is to make sure my units have the security device in good shape. So nobody gets hurt and I do not have to face a lawsuit.
Air conditioners could be another item that can be maintain periodically to ensure a long lasting life.
to know more about this, please visit my blog post about Air Conditioner Maintenance

Every Detail Counts

A seemingly minor issue like a defective flapper in a toilet can surprisingly have a significant impact on your water bill. With a low-cost fix of just $5 for a new flapper. Neglecting this small component can lead to a substantial increase in monthly expenses. Water bills can surge by anywhere between $100 to $250 dollars due to the continuous water leakage caused by a faulty flapper. It’s a perfect example of how a small investment in maintenance can yield substantial savings in the long run.

Reduce your condo maintenance cost by promptly addressing such issues and keeping an eye on potential water leaks. You can effectively prevent unnecessary financial burdens and ensure efficient water usage in your building.

High-quality materials, appliances, and accessories

Replacing damaged artifacts can be a little pricy. Let said the kitchen faucet is leaking and the internal mechanism is defective, the solution is to replace it with a new faucet.
If you call a contractor to replace the faucet, probably it is going to cost you between $120 to $165 in labor only. Whether you choose a cheap faucet or an expensive one the  labor cost will be the same.
The difference is that cheap faucet have a shorter life span. You will need to pay the labor again, which make the whole situation more expensive than using a high-quality replacement with a longer life span.

Do It Yourself

If you know how to do it, you do not need to pay someone else to do it for you, therefore the total cost of replacement will be cheaper right? You must consider that your time has value as well and you do not want to come back to do this reparation, again and again.

This example is applicable to any artifact and materials used in the confines of your property. From doors and windows, to paint and flooring to kitchen cabinets to appliances to smock detectors to the water heaters and so on and on. (to learn more about how to choose a paint finish to reduce your paint job maintenance, please visit my blog post “What paint finish should I use for my apartment?”

Find Your Maintenance contractor

Search in your area for reliable handymen, with experience and knowledge to perform reparations that do not require a state license.

Here is a list of items that a handyman can do without a license:

• Furniture Assembly
• Interior Paint and Stain
• Drywall Maintenance and Repairs
• Minor Plumbing Tasks
• Minor Electrical Tasks
• Minor Carpentry Tasks
• Window Coverings
• Door Hardware Installation
• Tiling
• Senior Home Upgrades

Local Search

Search in Google map with keyword like “Handyman near me” and you will be able to visit listing of available contractors, its review left by real customers, services provided and contact information.

Licensed Contractors.

For major reparations is better to go with a qualified, licensed, and insured contractor, and make sure everything is done up to code. The best way to make sure all the installation is up to code is by pulling a permit in the City’s Building Department and having an inspector check the compilation of the project.

City Permits

Contrary to initial perceptions, opting for professional services and obtaining permits may seem costlier upfront, but in the long run, it can save you both money and headaches. While the idea of pulling a permit may appear daunting and expensive, it doesn’t always have to be that way. Investing in the expertise of professionals and following the necessary protocols can prevent costly mistakes and unforeseen complications down the line. So, remember, what may seem like a higher initial expense can ultimately lead to significant savings and a smoother experience.

• Electrician, Plumber, and Roofer

Have a licensed and insured electrician, plumber, and roofer that services your area. If you have a handyman that maintains your apartment, ask him, a good handyman always has connections with plumbers, electricians, and roofers. Many times, contractors give a commission to the handyman for the referral, that’s why a handyman always has good contacts!

Now, you may ask, how in the world this will reduce your maintenance cost? and the answer is, If you have an emergency and must resolve the issue ASAP. The first thing you do is Google it and fall in the top three listings. That may be a very reputable and authoritative company that serves your area. It is nothing wrong with that, but you must know that the bill will include the cost of marketing, secretary, vehicle maintenance, men per hours, materials marked up, plus company profit.  This for sure will not contribute to reduce your condo maintenance cost!

It is much better to have your own network of contractors through your reliable handyman, that knows the tricks for better pricing.

In conclusion, to make the story short

My best advice to reduce your condo maintenance cost. Maximize your efforts to have your unit up-to-date, and well-maintained. Do not wait until things break. An emergency cost is two or three times more expensive than a regular, scheduled maintenance calendar cost.

Make sure to have a local, reliable, and sourced handyman, capable of taking care of your property. Even when you are on a cruise on the Caribbean islands with a pina colada in your hand looking at that beautiful sunset.

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Nobody will be surprised if I say “No air conditioner is an emergency”, especially during the long, long South Florida summertime. From April to November the temperatures range from high 80F to 97F, and the feel-like temperature is at least 10 degrees higher.  Yes, definitely no a/c is an emergency. Air conditioner maintenance is a MUST to avoid this emergencies.

Air conditioner units have a whole technical aspect that involves room size, air circulation, capacities (BTUs) humidity, etc.  In this article, I will avoid talking about the technical aspects, and I will address the topic from a user perspective.

After many years servicing condo units at Miami Beach I have learned a couple of things about air conditioner maintenance that I want to share with you.

Wall and Window Air Conditioners

The installation of this type of cooling system is the first “must-do-right” procedure to guarantee a long life and efficient working a/c.

Jose from Reeve Air Conditioner, a South Florida Friedrich authorized dealer, told me: “A quarter bobble is a key”… what? What is that? I said. 

He laughed and explain to me that the installation of a new unit must follow a specific inclination. He referred to the bobble in the tool to measure the level. It must be off the center about a quarter with the inclination downward outside the apartment. This little trick makes a big difference. It gives time for the a/c to evaporate the water created by condensation without creating a constant water leak to the hallways or any area outside the apartment that can be affected by the constant humidity. It also prevents a/c’s elements, like the bottom of the coil or the base of the compressor to get rusted, giving a long-lasting life to your a/c unit.

Of course, during humidity and hot months, an air conditioner, working at full capacity, will create water condensation, dripping water out of the a/c unit. That’s ok, it is usual. Do not panic! Is not a bad installation. Given the high humidity in tropical weather all year round, we must spect that to happen. 

To fix the water issue, we can place a tray connected to a drain pipe diverting the water condensation to the building drainage system. Sometimes it is not possible and other solutions can be applied. 

Central A/C

For central a/c, is crucial to clean the coil and unclog the water pipe and place a new filter before the hot months. Replacing the filters once a month and purring a cup of pipe cleaner to the condensation tray is a good way to prevent any “emergency”.

A/C Maintenance

From July to October, the ac units work at full capacity, especially with the new “work from home era” 

Getting your ac unit ready to go throughout these months is important. Schedule a maintenance service twice a year could be a good habit. Let said before the hot months between March and April and a second service around October or November. 

A/C Maintenance Specialist

It is very frustrating when you have an emergency and you have to start contacting unknown contractors and they never come on time or even worst! They never show up!

Having one or two A/C contractors that are reliable and responsive is a “Must”. 

Scan the market, and having two a/c specialists that service your area is a good thing to have handy.

As a handyman, I am able to service wall and windows A/C units. For Central air conditioners, I work with reliable contractors that I know for years and are trustworthy.

General tips, from specialists, are:

1. Seal doors and windows.

This will prevent your cold air to leak outside and for this reason, your a/c unit will work less and your electricity bill will decrease.

2. Thermostat setting

Keep your thermostat in save mode at 72 F to 76 F degrees. If your a/c unit capacity is appropriate, at this range your room temperature should be pleasant. If your a/c unit capacity is less than required, you will need to lower your thermostat temperature and make your cooling system work more stressed.

Set your thermostat from 78 F to 82 F degree when you are not at home.

Nowadays there are a/c systems that can be controlled remotely with a phone application. Adjusting your a/c system’s thermostat at a lower temperature 20 or 30 minutes before you get home, is at your fingertips, saving you money on your electricity bill, extending your cooling system life, and helping the environment. . 

3. Keep your filter clean.

This could be one of the easiest tasks to do, but your tenants may not be aware of it and neglect to do it. Educating your tenants about this will help  to extend your a/c life and reduce the electricity bill as well.

4. Avoid blockages.

Probably not applicable for central air conditioner units or split units that locate the blower up, close to the ceilings. However, windows and wall units are usually at lower levels.

I don’t know how many times, tenants call me to report an issue as follows:

“My living room a/c is not cooling enough!”

When I check the a/c,  it is working properly, but a sofa is right in front of it, diminishing the air circulation and absorbing the cool air by the spongy fabric. Or a Dinning table and the chairs causing the same blockage.

Ensure the air circulation flows freely through the room.

5. Have a budget set aside for the new a/c system.

Last but not least. Nothing is forever, (only true love). a/c systems are not the exception to the rule and eventually, you will need to say goodbye to your beloved air conditioner and install a beautiful modern unit. Depending on the room size, and type of cooling system you use, it can be expensive, not only for the unit itself but the installation. My last tip is to have the resources to act fast when your old a/c system needs a replacement.

Conclusion

I hope this article helps you to some degree, to understand and manage your cooling systems.

As a maintenance man, working for more than 20 years in the area of Miami Beach, I center my attention mostly on the cooling system rather than the heating element of the air conditioning. for obvious reasons. The last time I needed to turn on the heater in Miami Beach was probably more than ten years ago.

Anyways, the intention of my blog’s article is to provide examples and tips from my personal experience, by no means do I pretend to replace reading material or documentation from the cooling system equipment installed at your properties. For specific functioning and technical support of your cooling system equipment, please refer to your user manual and customer service provided by your cooling system equipment.

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Light Fixtures 

One of the most inexpensive ways to give your place an upgrade is throughout the lightning fixtures. a kitchen looks modern and upgraded with a directional light fixture. This lighting can give your space a totally different atmosphere and feeling.

Wall Colors

One of the more impactful ways to create a better look in your place is through wall painting. From white to dark color! All colors are beautiful, but they all mean something different right?

A couple of tips to choose a color?

Room size:

This is a key factor to determine what color to use in the room’s walls. Darker colors tend to make a place smaller and light colors make the space bigger.

Furniture colors:

Think about your desired wall color but then think about your furniture and wall art! The combination of all these elements will give the room a final ambient.

Windows:

A room with lots of windows will give you the opportunity to use deeper colors! During the day, the natural light will brighten your space and the colors will look alive! At night you can have beautiful window treatments to combine and contrast those colored walls.

Baseboard:

I see baseboards the same way I see portrait frames. It is a great opportunity to add a great design and contrast to your space. Even a white wall with a white baseboard can make a nice combination if you use a matte finish on the wall and a semi-gloss finish to the baseboard and doors.

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One healthy habit is to replace the locks after a tenant moves out. Unfortunately, this adds an extra cost to the property maintenance budget, and this task is often avoided.

On the other hand, tenants are so excited about the new place that they forget or do not want to create friction with the landlord and this topic falls under the table.

The truth is that the previous tenant may keep a copy of the key to the property. The previous tenant may give a copy to a friend or a neighbor in case they lock themselves out, etc, you get the picture right?

Calling a locksmith is a good idea, but I know that it can be a little pricey! Of course, they need to pay the secretary that answers the calls, expensive office/shop rents, advertisements, vehicles, etc.

A handyman may be a good solution for this task. Not having all the expenses listed above gives me a lot more room to quote my work in a more competitive range of prices.

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Oil or Water Base Paint?

Identify previous paint type (oil or water-based) when repainting to ensure proper preparation and application. This information is vital in determining the appropriate preparation and application procedures for the new paint.

while most Miami Beach interior walls are water-based painted. Doors, baseboards, and crown moldings may need a different type of paint.

Applying water-based paint over oil-based paint can cause peeling and ruin your hard work. Proper preparation and using the right paint type are crucial for a lasting finish.

Choosing the right paint type and proper preparation is crucial to avoid costly mistakes and additional expenses. It’s essential to take the time to select the correct paint type to avoid wasting time and money.

Test the process on a small area before starting the project and evaluate the results.

Testing a small area first can prevent frustration from completing the project without achieving the desired outcome.

Testing a small area can help you identify any issues and adjust your approach accordingly, ensuring a successful outcome for the entire project.

Not All Walls Are Created Equal

Different wall’s paint finishes can improve the aesthetic and ambiance of each room in your apartment. While flat or matte finishes can create an elegant and sophisticated ambiance, they can be difficult to maintain or may not be suitable for certain rooms. In areas such as the kitchen, an eggshell finish may be a better fit as it is glossier and easier to clean. It is important to consider the function and purpose of each room when selecting the appropriate finish for the walls.

Bathrooms Paint Finish: 

Bathrooms are prone to high humidity, and flat finishes are susceptible to absorbing moisture and getting damaged easily. To prevent this, it is recommended to use a finish with some glossiness that can resist humidity.

Satin finish is ideal for bathroom walls due to its subtle sheen and resistance to moisture and frequent cleaning. Selecting the appropriate finish can help ensure that your bathroom walls remain looking fresh and clean for an extended period.

Kids’ room:

It’s no secret that children can be creative and sometimes a little mischievous. If you tell them not to bounce a ball on the walls, they may end up playing tennis or even creating a beautiful piece of art. In such cases, a semi-gloss finish can be an excellent option as it is easy to clean and can resist crayons and other marks. This finish is durable and can withstand the wear and tear caused by kids’ playful activities, ensuring that your walls remain looking their best for longer.

Paint Finish for Rental Apartments! 

Choosing the right paint finish for your apartment is an essential decision to ensure long-term maintenance and low costs. ( to read a full article about low cost maintenance click in this link “Reduce your condo maintenance cost”

Flat and matte finishes can be challenging to maintain, while eggshell, satin, or semi-gloss finishes offer greater durability and reduce the need for frequent touch-ups. However, it’s important to consider the potential consequences of touch-ups on walls.

If the paint color or finish is even slightly different, it can make the walls look worse than before, and repainting the entire unit may become necessary.

Semi-gloss finish on walls is a durable and easy-to-maintain investment for rental properties, resisting stains and saving time.

By taking these steps, you can ensure that your tenants and yourself can enjoy a beautiful and low-maintenance living space for years to come.

Doors and baseboards Paint Finish:

Doors are indeed high-traffic elements in any apartment, and as a result, they are more prone to scratches, scuffs, and stains. Hand residues can accumulate over time and damage the paint finish on doors, even with clean hands. A flat or matte finish on doors may be more prone to these damages and may require frequent repainting.

On the other hand, a high-gloss enamel finish is an excellent choice for doors and baseboards. It is more durable and resistant to stains and marks, making it easier to maintain and clean. The glossiness of the finish also makes it more resistant to scratches and scuffs, and it can withstand the wear and tear of everyday use. High-gloss enamel finish on doors and baseboards can save time and money in maintaining the appearance of a rental apartment.

In conclusion, 

Seeking advice from a professional painter and analyzing the situation before starting a painting project can be very helpful. They can guide you in choosing the right materials, and paint finish for your apartment, and even colors that would work best for your specific needs. By doing so, you can avoid costly mistakes, achieve the desired result, and enjoy a long-lasting and beautiful paint job.

Here at SoBe Painter and Handyman, we offer a free estimate and are always available to answer any questions you may have about your painting project. We’re available to guide you, whether you DIY or hire us, and recommend the best options for your needs. Don’t hesitate to reach out to us, we’d love to hear from you!

Tip: prices on good quality paint can be high, and depending on the size of your project it could be very expensive. My advice is to speak with the manager store to see discount options and show him/her different prices for similar products of other brands and see if the prices can be matched.

Outside of Miami beach I recommend “Behr Marquee” from Home Depot see the prices here

In Miami Beach paint store I recommend Sherwin Williams “Duration” See products here.

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