The client who has the lower rate probably won't be asking -- you might raise that rate, too. If the client with the higher rate was a referral, chances are the friend revealed your rate, which you'll find out if you quote a different (higher, but not a lot higher) one. So you can explain your rates go up periodically, and then, say, describe your recent continuing education or professional honors etc. -- some specialized thing that makes you different from other fine gardeners. (I've observed colleagues leverage high-profile volunteer gigs this way -- the pro bono stuff gets them name recognition, which gets them more referrals, which enables them to charge more...) If the client with a higher rate happens to have a good friend who is one of your other clients, same thing: rates go up periodically, they're still getting a good deal because (cite your skills, knowledge, etc.) and (cite your projects, pro bonos, awards, etc.). Jobs are different, too. I've charged more for steep gardens with poison oak (where I sprained an ankle on the loose steps) than for level sites where it was easier to haul things around. I've heard the same kind of anecdote as INK, where someone tries to set the price too high to force the client to say no, and instead gets the job. The one I heard was a photog, tired of traveling, who quoted what he thought was an absurdly high rate for an annual report for a bank in Asia. The bank had wanted a conservative, dull report, with photos of the suits. The photog said, if I were to do this, I'd take pix of the people in native costumes at specified sites all over the country, and not only my high rate but also first-class travel and accommodations and a big expense account. On the one hand, he was thinking, this would make it worth doing and be sort of a vacation, but on the other he went so overboard that he thought, there's no way they'd go for this. They did. (One of Rick "Day in the Life of..." Smolan's stories.) The art is to set your rate so you can be selective and do mostly jobs you love for people you like.

Hi Bethesdamanman, My apologies then, Dave. I thought that I had recalled you posting on the other board that mortgage rates would stay low for years and years, and that we would never return to the high rates of years past. My error. Eeeesschhh .... well.... actually... kinda sorta, YES.... your apologies in this case are NOT warranted. Herein lies a case of "text failing where a verbal conversation *may* have worked better." I've never said rates would stay low "well... forever".... I HAVE said rates (30 FRM rates to be precise) will unlikely climb over 7% in our lifetimes. I *STILL* stand by that.... albeit, I am now offering that we are entering a territory of government-induced inflation at levels I (perhaps naively) thought the United States political system was above. If we continue down the path of dollar-dilution that we've begun accelerating along, there are only two end-game results; A) we reverse course back out of it before we self-destruct in revolution, B) we self-destruct (and the devil we do not know is always a potential problem.) *IF* we successfully reverse and dig ourselves out of the hole of trouble our most recent past and our current government administrations are hell-bent on digging us into... there are only two ways of "sopping back & vacuuming up" the diluted unbacked funny-money that has been injected out into the system; A) The Treasury collects more taxes than it provides to the government to spend, and/or, B) The Fed increases interest rates higher than its blended payout on the treasury bonds (and then some... the greater the positive income spread to the Fed, the more painful to the "fixed-income retired crowd" which is our baby-boomer bubble... who will rally with AARP-sponsored pitchforks.) Both A & B will be met with *MASSIVE* resistance from the only crowd that the poloticos *KNOW* will consistently show up to vote, and have almost unlimited spare time to write, call, email, and generally pester the daylights out of the politicians; The Seniors. SO.... I've learned to never rely on "common sense" when it comes to anticipating "government logic" (an oxymoron if there ever was one.) Obama has enlisted the original architect of option B... Paul Volcker... as a "senior economic advisor." ("Senior" may (MAY) work somewhat to our advantage here... as Gramps Volcker *MIGHT* have some age-gained sensitivity to his classmate comrade's plight.) Volcker is the one who decided to fight inflation in the 1970's by driving short-term interest rates up to the 20%'s... The late '70's and early '80's result was that Volcker recaptured (in a VERY painful way) the excess liquidity (flooding of funny money) our country created by going off the gold standard and adopting a "weak dollar" policy through the 1960's. WHAT WILL WA DC DO??????????????? I dunno.... (I know what I pray/chant/meditate they will do...) *IF* the government (both the loonie left & jackthug right) get OUT of the way of the naturally balancing markets... then my expectations and predictions stand, with virtually my 100% confidence. My fears are that the United States idea of a market-based capitalist self-righting system has been a grand and wonderful social experiment... but that the human frailties (compounded in mob psychology) are sabotaging the underlying DNA strands that made it possible to stand. My COMFORTING REALIZATION... is that despite my egoistic pride for being part of a "successful system".... even if that system turns out to be a decaying failure, INDIDIVIDUALLY I and my family, and those I guide, can still retain their own personal success and quality of life. Cheers, Dave Donhoff Leverage Planner

Interesting thread. before I started using proprty management services for all our properties, I tried to recoup losses from damaged finishes and usually judges tend to rule on the side of the renter if there is any unanswerable questions or a lack of paperwork for the purchase of those items. Flooring, especially vinyl or carpet that is 23 years old, in a rental property has seen its full life and you will not get reimbursed. Thats part of the cost of doing business. A vinyl floor that old will become brittle, scratch very easy, tend to want to curl, lift seams and edges, and will even gouge, rip, and tear easier. Of course you can always keep their security deposit as compensation but be prepared to defend yourself in court, and lose usually. There has also been cases where rental property owner violated law is keeping security deposits for replacements of interior finishes that were very old, but its rare. Usually its a civil matter, but more and more renter protection legislation is being penned-in all the time, so check with you local municipality and state - best to consult an attorney too. On a final note, you must assume that everyone is going to beat up your properties and abuse them. Thats why I recommend no one use anything better than spec house low end flooring that you know will need to be replaced every 2-5 years. Then HOPE it last longer. Flooring, painting, caulking, hvac cleaning and filtration, chimney sweeping, and many other items should be placed in your maintenance schedule and future cost projections for all rental properties. That way you are never suprised, and if replacement time comes around and its in good shape, then you SAVED money. These items and others should be checked at your scheduled yearly property inspections. If you arent preparing for the future and inspecting your properties, you should let someone else handle your properties for you.

@ Sophie The entire reason that cost plus contracts were born was to remove contractors from quality decisions. For example, when NASA wants to build a rocket, they want to ensure quality rather than that it can be done under budget. This is done by control of the bidding process from all subcontractors. This idea of quality control and it's side effect of cost control was perfect for capital investments by businesses and so shortly after WW2 they stole it. When used well, by parties who understand the ideas, it works well for home construction also. However, too many contractors want to use it as if it is essentially a fixed price contract without any risk to them. If you want to ensure quality, or protect supply house relationships, then use a fixed price bid. However, if you want to be largely indemnified from any loss by using a cost plus contract then you give up all rights to dictate quality. There are many far less complimentary words to call someone who takes advantage of the lack of knowledge and experience of their customers. I went with lazy, because I believe the reason most contractors do this is because they simply don't want to go through the effort of producing a fixed price bid, when they can do a serious bid for their money and rough estimates for everything else. @ Joseph Nothing in the original post makes me think they agreed at any time to use his recommended supplier. They even call it a recommended supplier rather than a required supplier. Just because they are agree to a standard cost plus (contractor's net cost, plus contractor's set fee) doesn't mean he gets to decide where his costs come from. That is the consumer's purview in a cost plus contract.