In-House Maintenance Staff vs Outsourced Property Maintenance
An honest, non-salesy breakdown for Michigan landlords, community owners, and property managers deciding whether to hire an in-house maintenance tech or bring in an outside partner like R & D PropertyWorks.
| Consideration | In-House Staff | Outsourced (R & D PropertyWorks) |
|---|---|---|
| Fully loaded cost (MI) | $75k–$100k/yr per tech + truck + tools | Pay per job or monthly retainer — no payroll |
| Coverage during vacation / illness / turnover | Gap unless you have 2+ techs | Continuous — team covers each other |
| Skill range | One person's skillset | Multi-trade coverage under one call |
| Insurance & liability | Employer carries workers' comp + liability | Contractor carries its own insurance |
| Tools & vehicles | Employer buys and maintains | Included in every job |
| Scale for turnovers / projects | Bottlenecks fast | Scales up when volume spikes |
| Best fit | Large portfolios with steady daily volume | Small-to-mid portfolios, communities, project spikes |
The right answer usually isn't "one or the other." Most owners land on a hybrid: keep a lean in-house presence for daily work orders and use an outside partner for turnovers, projects, storm response, and coverage gaps. Tell us about your portfolio and we'll help you scope the right mix.
Common questions
When does it make sense to hire an outside maintenance company vs staff in-house?
Smaller communities and rental portfolios (under ~150 units) almost always save money outsourcing — you avoid payroll, benefits, tools, trucks, insurance, and workers' comp. Larger operations often use a hybrid: 1–2 in-house handymen for daily calls plus an outside company like R & D PropertyWorks for turnovers, projects, and coverage.
What does an in-house maintenance tech actually cost?
In Michigan, a mid-level maintenance tech runs $50k–$70k base, plus ~30% loaded costs for benefits, workers' comp, insurance, phone, uniforms, and tools — realistically $75k–$100k/year fully loaded. That's before accounting for a truck, gas, and materials.
What happens when our in-house tech quits or goes on vacation?
That's the single biggest hidden cost of in-house maintenance. Coverage gaps mean unfilled work orders, unhappy residents, delayed turns, and lost rent. Outside companies absorb turnover risk for you.
Doesn't an in-house tech know our property better?
Only if they stay. A recurring outside maintenance partner builds the same institutional knowledge over time — and doesn't take it with them when they leave.
Not sure whether to hire, outsource, or hybrid?
We'll walk your portfolio and give you a straight answer, including a real cost estimate.