{"id":537,"date":"2016-01-03T20:47:45","date_gmt":"2016-01-03T20:47:45","guid":{"rendered":"http:\/\/www.davesfloridavilla.com\/private-villa-blog\/?p=537"},"modified":"2018-01-23T23:10:23","modified_gmt":"2018-01-23T23:10:23","slug":"florida-villa-running-costs","status":"publish","type":"post","link":"https:\/\/www.davesfloridavilla.com\/private-villa-blog\/florida-villa-running-costs\/","title":{"rendered":"Florida Villa Rental Ownership Costs \u2013 part 3 \u2013 maintenance"},"content":{"rendered":"<h2 class=\"mceTemp\">Running Costs &#8211; the ugly truth<\/h2>\n<p>Clearly the biggest factor in making a vacation property act as a decent investment boils down to running costs vs rental income.\u00a0 Rental income and taxes were discussed in a <a title=\"Florida Villa Rental Ownership Costs \u2013 part 2 \u2013 taxes\" href=\"http:\/\/www.davesfloridavilla.com\/private-villa-blog\/florida-villa-rental-taxes\/\">previous blog post<\/a>.\u00a0 This blog post attempts to dispel any rumours that a vacation rental makes good money, with factual advice and actual running\u00a0costs we&#8217;ve experienced thus far.\u00a0 It&#8217;s not pretty, but would you rather\u00a0trust the advice of a realtor or the advice of an actual Florida home owner?<\/p>\n<div id=\"attachment_540\" style=\"width: 594px\" class=\"wp-caption alignnone\"><a href=\"https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/villas-snapshot.jpg\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-540\" class=\"size-large wp-image-540\" title=\"villas-snapshot\" src=\"https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/villas-snapshot-680x1024.jpg?resize=584%2C879\" alt=\"Villa running costs\" width=\"584\" height=\"879\" srcset=\"https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/villas-snapshot.jpg?resize=680%2C1024&amp;ssl=1 680w, https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/villas-snapshot.jpg?resize=199%2C300&amp;ssl=1 199w, https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/villas-snapshot.jpg?w=798&amp;ssl=1 798w\" sizes=\"(max-width: 584px) 100vw, 584px\" data-recalc-dims=\"1\" \/><\/a><p id=\"caption-attachment-540\" class=\"wp-caption-text\">Villa running costs &#8211; the ugly truth?<\/p><\/div>\n<p>So what sort of bills are you going to rack up?\u00a0 This depends on several factors, but I&#8217;ll look at the most common type of rental (and the one we have experience with) which is a 4 bedroom detached villa with pool and air conditioning, and a sprinkler system for the outside landscaping.\u00a0 Inside the house, cable TV\u00a0is installed with free wireless internet.\u00a0 The villa is just over 2,000 sq ft so fairly big, with 3 bathrooms.\u00a0 Single glazed, and the pool has a Jacuzzi spa.\u00a0 These factors influence mainly the electricity cost, pool cost,\u00a0and repair costs.<\/p>\n<p>I&#8217;m going to reduce the electricity bills by the amount we charge for pool heat, due to the reasons stated below &#8211; basically because pool heat charges don&#8217;t make any profit.\u00a0 I&#8217;ll also assume 25 rental bookings per year, of an average of 10 days each.<\/p>\n<ul>\n<li>$1200 Electricity background cost @ $100 per month<\/li>\n<li>$1000 Electricity cost for air conditioning @ $250 per month in the peak<\/li>\n<li>$1440 Water charge @ $120 per month<\/li>\n<li>$600\u00a0 \u00a0Gas cost @ $50 per month<\/li>\n<li>$1440 Cable TV and Internet @ $120 per month<\/li>\n<li>$800\u00a0\u00a0 Insurance (and theft coverage) costs<\/li>\n<li>$600\u00a0\u00a0 Finance costs such as licenses<\/li>\n<li>$2400 Management costs @ $200\u00a0per month<\/li>\n<li>$600\u00a0\u00a0 Marketing costs &#8211; advertising on rental sites<\/li>\n<li>$2160 Pool, pest and landscaping charges @ 180 per month<\/li>\n<li>$1440 Repair costs @ $120 per month<\/li>\n<li>$1000 HOA (Home Owners Association) fees<\/li>\n<li>$2500 Property taxes<\/li>\n<li>$820\u00a0\u00a0 Renovation costs to keep the villa up to date<\/li>\n<li>$2000 Cleaning costs @ $80 per clean and 25 bookings<\/li>\n<\/ul>\n<h2>$20,000 Total running costs<\/h2>\n<p>A nice round figure &#8211; coincidence?\u00a0 Not intended.\u00a0 Compare this to between $14,500 and $16,500\u00a0that a realtor usually quotes (and quoted to\u00a0us at the time) and you start to understand why it&#8217;s good to read blog posts as opposed to biased statistics that don&#8217;t show the ugly truth.<\/p>\n<p><strong>This is based on our experience of 5 years of costs &#8211; our average is just higher than this ($21k), but note we have had some large expenditures that we hope not to have again for a few years.<\/strong><\/p>\n<h2>When will I break even? Will I ever?<\/h2>\n<p>If you put a lot of work into the marketing of the villa and make it one of the best on the market, then you may be able to average over 250 days&#8217; occupancy a year, which is pretty good going and above average for Orlando, Florida.\u00a0 An average price of $120 a night including any discounts brings home $30,000 per annum.\u00a0 State and tourist tax cuts out 12% of this, reducing your net\u00a0income before costs to $26,400.<\/p>\n<p>If you have no mortgage to pay, then in a good year without any major repair costs on top of your running costs you will make $6,400.\u00a0 Note that with the USA\u00a0tax break of\u00a0house value (not land value)<a href=\"http:\/\/www.irs.gov\/publications\/p527\/ch02.html\">depreciation over 27.5 years <\/a>your taxable amount drops to $2,400 for a villa value of $110,000 &#8211; remember to ignore the land cost.\u00a0 Most owners will have some sort of mortgage costs and these are likely to wipe out any profit you might have made.<\/p>\n<p>Personally, our renovation costs have amounted to several thousand dollars this year, and with a brand new pool heater we are well into the losses despite getting a healthy 33 weeks of bookings so far in 2014!<\/p>\n<p>The intention of this blog entry is not to deter though &#8211; the villa is an investment in the USA economy, and is also to be enjoyed by ourselves, friends, and family. How could you not enjoy our pool?<\/p>\n<div id=\"attachment_542\" style=\"width: 330px\" class=\"wp-caption alignnone\"><a href=\"https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/tuscanRidgePoolExterior3.jpg\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-542\" class=\"size-full wp-image-542\" title=\"tuscanRidgePoolExterior3\" src=\"https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/tuscanRidgePoolExterior3.jpg?resize=320%2C213\" alt=\"Pool renovation\" width=\"320\" height=\"213\" srcset=\"https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/tuscanRidgePoolExterior3.jpg?w=320&amp;ssl=1 320w, https:\/\/i0.wp.com\/www.davesfloridavilla.com\/private-villa-blog\/wp-content\/uploads\/2013\/10\/tuscanRidgePoolExterior3.jpg?resize=300%2C199&amp;ssl=1 300w\" sizes=\"(max-width: 320px) 100vw, 320px\" data-recalc-dims=\"1\" \/><\/a><p id=\"caption-attachment-542\" class=\"wp-caption-text\">Pool renovation<\/p><\/div>\n<p>&nbsp;<\/p>\n<h2>How have you worked this all out?\u00a0 Back of a cigarette packet?<\/h2>\n<p>It&#8217;s not an exact science because\u00a0running costs\u00a0depend on how many rentals you get, how conscious your renters are of the air conditioning, and how hot the weather is.\u00a0 Luck plays a big part.\u00a0 Do you want to get a warranty or not?\u00a0 Will anything major break in the house?<\/p>\n<p>Summer months actually draw more almost as much\u00a0electricity usage through air conditioning compared to running a pool heater.\u00a0 So any extra income in high season is offset by air conditioning which runs at\u00a0up to\u00a0$10 a day.\u00a0 Remember that even if your house isn&#8217;t occupied your management company will still probably set the air conditioning to 82F, which costs money.\u00a0 Running costs can be reduced quite easily for air conditioning, but each solution will cost and initial investment amount of a few hundred dollars.<\/p>\n<p>Pool heat seems to cost around $10-$20 a day for a decent sized pool and spa.\u00a0 This depends on the ambient air temperature.\u00a0 Factor in the costs of replacement pool parts ($3,000 for a heater, $1,000 for a pump) every few years and you&#8217;ll find your pool heat charges doesn&#8217;t actually make you any profit, but it does draw in the bookings which is where it counts.\u00a0 Pools can actually cost a lot in top-up water costs in the drier months of the year too.<\/p>\n<p>I&#8217;ll be returning to the blog to finish off the ownership\u00a0and running costs series once we&#8217;ve completed our UK and USA taxes near the end of 2013.<\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Running Costs &#8211; the ugly truth Clearly the biggest factor in making a vacation property act as a decent investment boils down to running costs vs rental income.\u00a0 Rental income and taxes were discussed in a previous blog post.\u00a0 This &hellip; <a href=\"https:\/\/www.davesfloridavilla.com\/private-villa-blog\/florida-villa-running-costs\/\">Continue reading <span class=\"meta-nav\">&rarr;<\/span><\/a><\/p>\n","protected":false},"author":2,"featured_media":540,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false}}},"categories":[86],"tags":[259,260,256,257,258],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v22.3 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Running Costs of a Florida Villa Pool Rental, Total cost of ownership<\/title>\n<meta name=\"description\" content=\"The biggest factor in making a vacation property act as a decent investment boils down to running costs compared to rental income. 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