Cost to replace condo shutoff valve?

Started by RyanW1 • 12 replies • 1004 views

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RyanW1 (Florida)
Posts: 11

Posted:

Hello. I live in a 142-townhome complex in Florida (Orlando), and we are having to replace the shutoff valves next to the units as they go bad (the complex is about 15 years old now). For each shutoff valve replaced (for a unit usually it's on the front porch) it is costing about $700 - $900... is our plumber taking it to us?

Example invoice for the latest bill:

5 Hours - $119 (per hour)
$29.95 (trip charge)
$71.76 (materials)
Total $696.11

CathyA3 (Ohio)
Posts: 6,299

Posted:

One thing to keep in mind with stuff like that:

Small jobs can be unattractive to contractors since they have to spend time traveling between job sites rather than at work on a single large job. This is time and money lost for them, and they will price their bids accordingly.

The way to avoid this is to try to bundle service calls as much as possible. Consider replacing multiple shutoff valves at one time so that you keep the plumber busy all day.

AugustinD
Posts: 5,144

Posted:

Quote:

Posted By RyanW1 on 01/26/2021 6:29 AM

Example invoice for the latest bill:
5 Hours - $119 (per hour)
snip

Mostly to continue getting educated, I would want to know why five hours are needed. It's possible this is appropriate. I would want to see what is done to replace the valve.

I think your Board should not hesitate to get bids from a couple of other plumbers.

GeorgeS21 (Florida)
Posts: 3,808

Posted:

Ryan,

If there is a pattern to the failures - ie if they look to continue, then, given the low price of materials, it might make sense to contract to have all of them replaced - or in batches.

TimB4 (Tennessee)
Posts: 21,059

Posted:

1 hour travel time each way, 3 hours of work on site sounds fair.
I know that when I had a water heater replaced by a plumber (will never do that again), it took 2 hours on site.

To know if your paying a fair price, the board needs to solicit bids from several contractors.
It's the only way to know.

JohnC46 (South Carolina)
Posts: 14,265

Posted:

Quote:

Posted By TimB4 on 01/26/2021 1:21 PM
1 hour travel time each way, 3 hours of work on site sounds fair.
I know that when I had a water heater replaced by a plumber (will never do that again), it took 2 hours on site.

To know if your paying a fair price, the board needs to solicit bids from several contractors.
It's the only way to know.

I agree. On a project this size, the BOD should solicit bids.

RyanW1 (Florida)
Posts: 11

Posted:

Anyone else have to replace these shutoff valves, and if so, how much were they for you?

TimB4 (Tennessee)
Posts: 21,059

Posted:

The bid should also be a cost per valve replacement (plan on replacing them all) vs. an hourly rate.

GenoS (Florida)
Posts: 4,276

Posted:

All I'll say is we just had a plumbing job done at my home. It was an all-day affair and there were 2 plumbers here. The senior one was billed to us at $85 an hour while the younger guy, probably an apprentice, was $50 an hour. We're closer to Melbourne than Ornaldo so no doubt the going rates are different between the 2 cities.

Get bids.

JohnC77 (California)
Posts: 562

Posted:

I have a complex in California where this is done. Our plumber charges $259.00 per unit. My brother-in-law would charge $700-$800 each.

My recommendation, instead of going to law school, become a plumber, pay is much better.

RyanW1 (Florida)
Posts: 11

Posted:

Thanks for the info. So for that same operation ($259) your brother-in-law would charge a couple hundred more? It seems to me this is what they seem to do... just pad the hours if they can.

GeorgeS21 (Florida)
Posts: 3,808

Posted:

My recommendation - stop talking, get batch pricing - and, move out.

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