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Phoenix Management helps rental property owners find renters and charges the owners one-half of the first months rent for this service. For August 2019, Phoenix expects to find renters for 100 apartments with an average first months rent of $960. Budgeted cost data per tenant application for 2019 follow:

• Professional labor: 1.5 hours at $20.00 per hour
• Credit checks: $64.00

Phoenix expects other costs, including the lease payment for the building, secretarial help, and utilities, to be $4,400 per month. On average, Phoenix is successful in placing one tenant for every three applicants.

Actual rental applications in August 2019 were 270. Phoenix paid $8,500 for 390 hours of professional labor. Credit checks went up to $69 per application. Other costs in August 2019 (lease, secretarial help, and utilities) were $5,000. The average first monthly rentals for August 2019 were $1,080 per apartment unit for 90 units.

Required:

1. (a) What is the total operating income variance for August 2019? (b) What is the total flexible-budget variance for the month? (c) What is the sales volume variance for the month?

2. Determine the professional labor rate and labor efficiency variances for August 2019.

1a.	The total operating income variance
1b.	The total flexible-budget variance
1c.	The sales volume variance
2.	Direct labor rate variance
	Direct labor efficiency variance