2026 Commercial Trade Rate Guide — NJ, NY & CT
Know your worth. Know what to expect. Rates compiled from real commercial maintenance work across the Tri-State area. Updated quarterly.
Rates are market estimates for commercial work. Actual rates vary by scope, experience, licensing, and project complexity. These figures represent commercial billing rates (contractor-to-client), not employee wages. Asset Aurality Property Management compiles this data from vendor networks, prevailing wage schedules, and industry sources.
How to Use This Guide
Find your trade
Use the trade navigation below or scroll to your specific category. Nine trades are covered from electricians to janitorial crews.
Select your region
Rates are broken out by NJ, NY, and CT county groups. Select the region closest to your job site for the most accurate benchmark.
Price with confidence
Use the range as your baseline, then adjust for job complexity, urgency, prevailing wage requirements, and your overhead and profit target.
All rates below are commercial billing rates — what a subcontractor or trade company invoices a property manager or general contractor. They include reasonable overhead and profit margins typical of the NJ/NY/CT market. Day rates assume an 8-hour workday unless otherwise noted.
Electrician
Licensed commercial electricians for tenant improvements, panel upgrades, lighting retrofits, emergency service, and code-compliance work. Rates assume licensed journeyman or master electrician on commercial projects.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $95/hr | $145/hr | $760 – $1,160 | Union scale in Hudson County can exceed $150/hr all-in |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $88/hr | $135/hr | $704 – $1,080 | Prevailing wage applies to public work; non-union ~$90–$110 |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $80/hr | $120/hr | $640 – $960 | Lower labor market; rural areas may be at low end |
| NY — Manhattan / NYC Core | $120/hr | $175/hr | $960 – $1,400 | IBEW Local 3 prevailing wage; often requires union affiliation |
| NY — Brooklyn / Queens / Bronx | $110/hr | $160/hr | $880 – $1,280 | Union scale comparable to Manhattan; competitive non-union market |
| NY — Westchester / Long Island | $100/hr | $150/hr | $800 – $1,200 | Nassau/Suffolk slightly lower than Westchester |
| CT — Fairfield County | $95/hr | $145/hr | $760 – $1,160 | Greenwich/Stamford commands premium; proximity to NYC pricing |
| CT — Hartford / New Haven | $85/hr | $130/hr | $680 – $1,040 | Competitive non-union market; union scale ~$120–$140 |
Plumber
Licensed plumbers for commercial restroom buildouts, drain repairs, backflow prevention, pipe replacement, and emergency calls. Master plumber license required for permitted work across NJ, NY, and CT.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $90/hr | $140/hr | $720 – $1,120 | Emergency/after-hours adds 25–50%; weekend premium common |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $85/hr | $130/hr | $680 – $1,040 | Material markup (20–40%) typically billed separately |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $75/hr | $115/hr | $600 – $920 | Atlantic City commercial district may run higher |
| NY — Manhattan / NYC Core | $115/hr | $170/hr | $920 – $1,360 | UA Local 1 prevailing wage; permit pull required for most jobs |
| NY — Brooklyn / Queens / Bronx | $105/hr | $155/hr | $840 – $1,240 | Strong union presence; non-union competitive in outer boroughs |
| NY — Westchester / Long Island | $98/hr | $145/hr | $784 – $1,160 | Suburban commercial rates; service minimums common ($150+) |
| CT — Fairfield County | $90/hr | $140/hr | $720 – $1,120 | P-1 license required in CT; higher rates in Greenwich corridor |
| CT — Hartford / New Haven | $80/hr | $125/hr | $640 – $1,000 | Broad range reflects union vs. non-union split in the market |
HVAC Technician
EPA 608-certified commercial HVAC technicians for rooftop unit maintenance, chiller service, VAV system work, duct repair, and seasonal preventive maintenance contracts. Rates cover commercial systems (not residential split systems).
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $92/hr | $145/hr | $736 – $1,160 | Diagnostic fee ($95–$150) often billed on top of hourly |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $85/hr | $135/hr | $680 – $1,080 | PM contract pricing typically 15–20% below T&M rates |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $78/hr | $120/hr | $624 – $960 | Lower demand market; fewer commercial specialists available |
| NY — Manhattan / NYC Core | $120/hr | $175/hr | $960 – $1,400 | Union pipefitters/sheet metal workers on larger jobs |
| NY — Brooklyn / Queens / Bronx | $108/hr | $158/hr | $864 – $1,264 | Strong demand; emergency call premiums significant in summer |
| NY — Westchester / Long Island | $98/hr | $148/hr | $784 – $1,184 | Mixed union/non-union; large commercial accounts negotiate volume |
| CT — Fairfield County | $92/hr | $142/hr | $736 – $1,136 | Premium rates for BAS/controls integration work |
| CT — Hartford / New Haven | $82/hr | $128/hr | $656 – $1,024 | Competitive market; multiple regional commercial HVAC firms |
General Maintenance / Handyman
Commercial general maintenance technicians for work orders, tenant punch lists, minor repairs, filter changes, light fixture swaps, door hardware, and ongoing facility upkeep. Not a substitute for licensed trade work.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $55/hr | $85/hr | $440 – $680 | Skilled tech with multi-trade background commands higher rate |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $50/hr | $78/hr | $400 – $624 | Day rate typically billed as 8-hour minimum |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $45/hr | $70/hr | $360 – $560 | Competitive market; vetting experience level important |
| NY — Manhattan / NYC Core | $75/hr | $115/hr | $600 – $920 | NYC cost of living premium; building super comp sets floor |
| NY — Brooklyn / Queens / Bronx | $65/hr | $100/hr | $520 – $800 | Outer borough pricing; wide range by experience and specialty |
| NY — Westchester / Long Island | $60/hr | $90/hr | $480 – $720 | Suburban commercial rates; travel time often billed |
| CT — Fairfield County | $58/hr | $88/hr | $464 – $704 | Fairfield County premium reflects high cost of living |
| CT — Hartford / New Haven | $48/hr | $75/hr | $384 – $600 | More affordable market; strong supply of independent techs |
IT / Low-Voltage
Low-voltage technicians for structured cabling (Cat6/Cat6A), fiber optic installation, access control, security cameras, AV systems, and data center work. BICSI certification commands a premium. Rates cover commercial/tenant-improvement work.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $80/hr | $125/hr | $640 – $1,000 | BICSI RCDD or RTPM certification adds 15–25% to rate |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $75/hr | $115/hr | $600 – $920 | Strong demand near Somerset/Middlesex pharma/tech corridor |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $68/hr | $105/hr | $544 – $840 | Data center and healthcare work in this region |
| NY — Manhattan / NYC Core | $100/hr | $155/hr | $800 – $1,240 | NYC DOB low-voltage registration required; union shops common |
| NY — Brooklyn / Queens / Bronx | $90/hr | $135/hr | $720 – $1,080 | Growing commercial market; data center buildouts driving demand |
| NY — Westchester / Long Island | $82/hr | $125/hr | $656 – $1,000 | Corporate campus and healthcare sector drives demand |
| CT — Fairfield County | $80/hr | $120/hr | $640 – $960 | Financial services and corporate HQ sector premium |
| CT — Hartford / New Haven | $72/hr | $110/hr | $576 – $880 | Insurance, healthcare, and university sector demand |
Flooring
Commercial flooring installers for LVT, carpet tile, polished concrete, epoxy, rubber, and hardwood. Rates shown as per-square-foot install pricing (materials billed separately) and hourly labor for prep/demolition work.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $60/hr | $85/hr | $5.50 – $10/sqft installed | Demo/prep labor $45–$60/hr; carpet tile from $4/sqft install |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $55/hr | $80/hr | $5.00 – $9/sqft installed | LVT install ~$5–$8/sqft; epoxy $6–$12/sqft |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $50/hr | $72/hr | $4.50 – $8/sqft installed | More competitive market; warehouse/industrial epoxy in demand |
| NY — Manhattan / NYC Core | $80/hr | $115/hr | $7.00 – $14/sqft installed | Union finishers common in Class A buildings; elevator/building fees |
| NY — Brooklyn / Queens / Bronx | $68/hr | $100/hr | $6.00 – $11/sqft installed | Competitive non-union market in outer boroughs |
| NY — Westchester / Long Island | $62/hr | $92/hr | $5.50 – $10/sqft installed | Office park and retail flooring common; materials billed separately |
| CT — Fairfield County | $62/hr | $90/hr | $5.50 – $10/sqft installed | High-end tenant improvement work; polished concrete premium |
| CT — Hartford / New Haven | $55/hr | $80/hr | $4.75 – $9/sqft installed | Healthcare and commercial office sector primary demand |
Cleaning / Janitorial
Commercial cleaning and janitorial services for office buildings, retail, industrial, and multi-tenant properties. Rates reflect contract cleaning companies and licensed janitorial services — not residential cleaners. OSHA-compliant, insured crews.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $32/hr | $55/hr | $256 – $440 | Building Services Workers Local 32BJ sets union floor in some areas |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $28/hr | $48/hr | $224 – $384 | Pharmaceutical/cleanroom cleaning adds 30–50% premium |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $25/hr | $42/hr | $200 – $336 | Lower cost of living; competitive non-union market |
| NY — Manhattan / NYC Core | $42/hr | $65/hr | $336 – $520 | 32BJ union scale $25–$35/hr wage; billing rate higher |
| NY — Brooklyn / Queens / Bronx | $35/hr | $55/hr | $280 – $440 | Mixed union/non-union; building class matters for pricing |
| NY — Westchester / Long Island | $32/hr | $52/hr | $256 – $416 | Suburban commercial rates; volume discounts for portfolio accounts |
| CT — Fairfield County | $32/hr | $52/hr | $256 – $416 | SEIU/32BJ overlap; Fairfield County rate above state average |
| CT — Hartford / New Haven | $27/hr | $45/hr | $216 – $360 | Competitive market; state building rates lower than Fairfield |
Painter
Commercial painters for tenant improvement, common area refreshes, exterior repaints, and specialty coatings. Rates reflect commercial work (proper prep, low-VOC/EPA-compliant coatings, building protection). Materials typically billed separately.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $52/hr | $82/hr | $416 – $656 | IUPAT union scale in union shops; non-union competitive |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $48/hr | $75/hr | $384 – $600 | Specialty coatings (epoxy, fireproofing) command 30–50% premium |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $44/hr | $68/hr | $352 – $544 | Competitive market; industrial coating work in this corridor |
| NY — Manhattan / NYC Core | $70/hr | $105/hr | $560 – $840 | IUPAT Local 806; high-rise access/swing stage adds premium |
| NY — Brooklyn / Queens / Bronx | $60/hr | $90/hr | $480 – $720 | Active commercial market; non-union competitive in outer boroughs |
| NY — Westchester / Long Island | $55/hr | $85/hr | $440 – $680 | Office/retail repaint common; multi-unit portfolios get volume pricing |
| CT — Fairfield County | $55/hr | $85/hr | $440 – $680 | Premium for Class A office and retail tenant work |
| CT — Hartford / New Haven | $46/hr | $72/hr | $368 – $576 | Competitive non-union market; IUPAT presence in larger jobs |
Carpenter
Commercial carpenters for tenant buildouts, millwork installation, door frames, partitions, ceiling grids, and finish carpentry. Rates vary significantly between rough carpentry/framing and finish/millwork installation. Materials billed separately.
| Region | Hourly Low | Hourly High | Day Rate | Notes |
|---|---|---|---|---|
| NJ — Northern NJ (Bergen, Essex, Hudson, Union) | $65/hr | $98/hr | $520 – $784 | UBC union scale in larger TI projects; finish millwork higher end |
| NJ — Central NJ (Middlesex, Monmouth, Somerset) | $60/hr | $90/hr | $480 – $720 | Office and lab buildout common; drywall/framing vs. finish split |
| NJ — Southern NJ (Camden, Burlington, Atlantic) | $55/hr | $82/hr | $440 – $656 | Competitive market; warehouse and light industrial framing common |
| NY — Manhattan / NYC Core | $90/hr | $135/hr | $720 – $1,080 | UBC Local 157; prevailing wage required on public/city projects |
| NY — Brooklyn / Queens / Bronx | $78/hr | $118/hr | $624 – $944 | Active TI and renovation market in outer boroughs |
| NY — Westchester / Long Island | $70/hr | $105/hr | $560 – $840 | Office park and retail TI work; finish carpentry at higher end |
| CT — Fairfield County | $68/hr | $100/hr | $544 – $800 | Corporate and financial sector TI work; high finish quality expected |
| CT — Hartford / New Haven | $58/hr | $88/hr | $464 – $704 | Mixed union/non-union; healthcare and institutional work dominant |
What Affects Your Rate
Multiple variables can push a quote above or below the midpoint of these ranges. Understanding them protects both subcontractors and property managers.
- Licensed vs. unlicensed workState-licensed trade work (electrical, plumbing, HVAC) commands a justified premium. Unlicensed contractors may quote lower but expose property owners to liability, failed inspections, and voided warranties. Always verify license status through your state licensing board.
- Emergency and after-hours premiumsStandard industry practice is a 25–50% premium for after-hours calls (evenings and weekends) and a 50–100% premium for true emergency response. Some trades bill a flat emergency dispatch fee of $150–$300 in addition to the hourly rate.
- Prevailing wage requirementsPublicly funded projects in NJ, NY, and CT are subject to prevailing wage laws, which mandate minimum hourly rates (and fringe benefits) set by each state's labor department. Prevailing wage rates are often 30–60% higher than open-market commercial rates.
- Union vs. non-unionUnion labor (IBEW, UA, IUPAT, UBC, SEIU 32BJ) typically runs 20–40% higher than comparable non-union rates but may be required on certain projects, buildings, or public contracts. Manhattan and Hudson County have the highest union density in the region.
- Permit requirements and license pull feesWhen a trade must pull permits, expect an additional fee for the permit cost itself, time spent at the permit office, and the liability exposure. Permit fees in NYC can be substantial; NJ and CT are generally more straightforward.
- Travel time and mobilizationMany commercial subcontractors bill portal-to-portal (travel to the site), or charge a minimum call-out fee of $150–$300. For multi-site property managers, volume agreements often eliminate or reduce mobilization charges.
Quick Rate Adjustments
Apply these modifiers to the base rates above
Modifiers are cumulative — an emergency weekend call for prevailing wage work can run 2x–3x the base rate shown in the tables above.
Relative Labor Cost Index
NYC Core = 100 (baseline)
About These Rate Estimates
How rates are compiled
Asset Aurality Property Management maintains an active vendor network across NJ, NY, and CT. Rate data is drawn from our vendor agreements, subcontractor invoices, prevailing wage schedules published by NJ DOL, NYSDOL, and Connecticut DOL, and corroborated by industry databases including the Bureau of Labor Statistics Occupational Employment Statistics program. Commercial billing rates are significantly higher than published wage data — they reflect total costs including overhead, insurance, equipment, and profit.
Who this guide is for
This guide is designed for independent subcontractors who need a regional benchmark when pricing proposals, and for property managers and facilities directors who want to sanity-check incoming quotes. It is not a substitute for getting multiple competitive bids on any significant scope of work. For public work, always verify the current prevailing wage determination from your state labor department.
Update schedule
This guide is reviewed and updated quarterly — in January, April, July, and October — to reflect labor market changes, new prevailing wage determinations, and feedback from our vendor network. Last updated: Q1 2026. If you notice a rate that seems significantly out of line with current market conditions in your area, contact us at Asset Aurality so we can investigate and update accordingly.
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