What the monthly fee includes
Rent collection and emergency situation handling are both inside the management fee. You are not billed separately for someone picking up the phone at nine at night and dealing with it.
Every rate, published
What everything costs.
WNY RPM Solution publishes its rates for property management, general contracting, asbestos, lead and city violation work across Buffalo and Niagara Falls. No quote form, no phone call needed to find out the number.
- Fixed in writing firstYou see the number before anyone starts work.
- No markup on subcontractorsWe do the work ourselves, so there is no middleman.
- Nothing hiddenIf a price is not listed here, it is because it genuinely varies.
How much does WNY RPM Solution charge?
Residential property management runs up to 10% of the monthly rent collected, minimum $100 a month. Commercial runs 10% to 20% depending on complexity. Every rate is adjustable with market value. Set-up is $500 residential or $700 commercial. Tenant placement is one month rent. Asbestos inspections start at $500.
Most companies in this market answer "how much?" with "call us for a quote". That is usually a way of pricing each customer differently. Everything below is the actual rate, the same for everyone, and it is fixed in writing before any work starts.
Where a price says "as per work", it is because the job genuinely cannot be priced without standing in the property. Those are still quoted as a fixed number after a walkthrough, never as an open-ended hourly rate.
All prices adjust with market value. The rates on this page are the current standard. Material costs and labour rates move, so your job is confirmed in writing at the price that applies on the day, before any work begins. You will never be billed a figure you have not already seen.
01 · Property management
Managing your property
| Service | Price | Notes |
|---|---|---|
| Residential management | up to 10% of rent | Minimum $100 a month. Plus a one-time $500 set-up fee. |
| Commercial management | 10% to 20% of rent | Minimum $200 a month. Plus a one-time $700 set-up fee. Percentage depends on complexity of the space. |
| Renting (tenant placement) | 1 month rent | Charged once, when a tenant moves in |
| Leasing, commercial or residential | Half month rent | Lease-only, where you keep the management |
| Bill pay service | $50 per trip | Transportation, anywhere in Buffalo, each time bills are paid on your behalf |
| Insurance claim handling | 20% of the claim | We run the inspection, photographs, invoices, work record and claim documents |
Why there is a minimum
The fee runs up to 10% of rent, and never less than \$100 a month. Where it lands inside that depends on the property, and it is agreed in writing before anything starts. The minimum applies whether the property is occupied or standing vacant, because a vacant property still needs checking, securing and heating through a Buffalo winter.
The set-up fee is charged once, when the property comes under management. It covers the inspection, the condition report, reviewing existing tenant files and getting the paperwork straight. More on what management covers.
02 · Eviction
When a tenant has to go
| Service | Price | Notes |
|---|---|---|
| Eviction handling | $200 to $500 | Depending on how far the case has to go |
The lost rent costs more than the process. Every month of delay is money that does not come back. More on eviction handling.
03 · Emergency & maintenance
Repairs
| Repair | Price | Notes |
|---|---|---|
| Window fix | $150 to $200 | Glass, sash, frame, or a window that will not secure |
| Door and lock | $150 to $200 | Includes lock changes after a break-in |
| Stair railing | from $150 | The most commonly cited safety item here |
| Drywall work | from $250 | Priced by volume once measured |
| Plumbing | from $350 | Burst and leaking pipes |
| Heating | from $350 | The winter emergency. Call, do not email. |
| Masonry | from $500 | Steps, foundations, chimneys, brickwork |
| Floor installation | $2.50 to $4.50 per sq ft | Depends on material and sub-floor condition |
04 · General construction
Building work
| Work | Price | Notes |
|---|---|---|
| Roofing | $3.50 to $8.50 per sq ft | Labour only, by nature of the job. Materials bought by the client or billed on receipt. |
| Siding | $4.00 per sq ft | Labour. Materials bought by the client or billed on receipt. |
| Tiling | from $10 per sq ft | Rises with pattern complexity and cuts |
| Bathroom remodel | from $3,500 | Depends on fittings and how much moves |
| Porch repair | from $3,500 | Depends on how much structure is gone |
| Permit and plan submission | $500 to submit a plan | Labour priced separately by the nature and complexity of the job |
| Flipping supervision | 15% of labour | We run the trades and schedule, you keep the profit |
Quoted after a walkthrough
These vary far too much between properties to publish a number that would mean anything. All are quoted as a fixed price in writing once somebody has been on site.
Basements
Waterproofing, structural work, finishing.
Driveways
Replacement, resurfacing, drainage.
Masonry projects
Beyond standard repair work.
Landscaping
Clearance, grading, planting.
Full interior and exterior
Whole-property renovation.
House flips
Whole project, or supervision at 15% of labour.
Plumbing and electrical are coordinated. Licensed trades are brought in and scheduled around the job, and you are told what they charge. More on how a job runs.
05 · Asbestos
Inspection and abatement coordination
| Service | Price | Notes |
|---|---|---|
| Inspection, small | $500 | 3 to 5 samples. Typical single family. |
| Inspection, medium | $800 | 5 to 10 samples |
| Inspection, large | $1,200 | 5,000 sq ft and above |
| Coordination, small project | $2,000 | Plus working expenses |
| Coordination, medium project | $3,500 | Plus working expenses |
| Coordination, large project | $5,000 | Plus working expenses |
Coordination covers running the project: notifications, documentation, monitoring and completion. More on asbestos surveys and supervision.
06 · Lead
Lead violation projects
| Project size | Price | Notes |
|---|---|---|
| Small project | $2,000 | Plus working expenses. A few cited components. |
| Medium project | $3,500 | Plus working expenses. A whole unit. |
| Large project | $5,000 | Plus working expenses. Multi-unit or whole building. |
07 · City violations
Code enforcement handling
| Service | Price | Notes |
|---|---|---|
| Exterior violation | from $2,000 | Final figure depends on the complexity of the job |
| Interior violation | from $3,000 | Final figure depends on the complexity of the job |
| Supervision of work | 15% of total labour | You have your own trades, we run compliance |
The small print, in plain words
How these prices work
Fixed before work starts
Every job is quoted as a written number after a walkthrough. If something behind a wall changes the scope, you are told the same day, before the extra work happens.
"Plus working expenses"
On asbestos and lead projects, the fee covers running the project. Materials, disposal, laboratory work and licensed sub-trades are billed at cost and itemised. Nothing is marked up quietly.
Handling fee is not the repair
On violation work, the fee covers reading the citation, scoping it, running the correction and documenting it. Structural repairs are quoted separately from the construction rates.
No subcontractor markup
The management side and the contracting side are the same company, so a repair on a managed property is not passed to a third party with a percentage added.
Rates move with the market. The percentages and figures on this page are what the work normally costs. They are adjustable with market value, and the number for your property is agreed in writing before anything starts. Nothing here is a fee you find out about afterwards.
Questions
Pricing questions
How much does a property manager cost in Buffalo NY?
WNY RPM Solution charges up to 10% of the monthly rent collected for residential property, with a minimum of $100 a month whether the property is occupied or vacant. Commercial runs 10% to 20% depending on the complexity of the space. Rates are adjustable with market value and are agreed in writing before anything starts. There is a one-time set-up fee of $500 for residential and $700 for commercial. Placing a new tenant costs one month rent, or half a month for a lease-only arrangement.
Do you charge to come and look at the job?
A price is given after somebody has been to the property, and that quote is free. What is charged is the work itself. Asbestos inspection is a service in its own right and is priced from $500, because it involves sampling and accredited laboratory analysis.
How much does an asbestos inspection cost in Buffalo?
A small survey of 3 to 5 samples is $500, which covers most single family pre-renovation work. A medium survey of 5 to 10 samples is $800. A large survey, for properties of 5,000 square feet and above or pre-demolition work, is $1,200. All include laboratory analysis and a written report.
What does a roof cost per square foot?
One layer of roofing is $3.50 per square foot for labour if you supply the materials, or $8.50 per square foot supplied and fitted, which includes the dumpster. Siding is $4.00 per square foot supplied and fitted. Anything unusual is quoted after a walkthrough.
Are these prices fixed or do they change?
They are the published rates and they are the same for everyone. Every individual job is confirmed in writing before work starts, so you know the number in advance. Where a service says the price depends on the work, that is because the property genuinely determines it.
Get the number for your building
The rates above are real. What your specific property costs takes one phone call to confirm.