All landlords know the dreaded feeling of getting a call from a tenant at 2 a.m. Their furnace stops working in below-freezing temperatures, or a burst pipe is spouting water everywhere, and it\u2019s now an emergency that you need to deal with immediately. <\/p>\n\n\n\n
While outsourcing to a property management company<\/a> may decrease the burden of emergency repairs, it\u2019s important for all landlords to understand what counts as an emergency repair, how to plan proactively, and how to manage emergency situations when they happen.<\/p>\n\n\n\n Emergency maintenance situations for rental properties typically involve significant damage that impacts the immediate safety or usability of the property itself. <\/p>\n\n\n\n Common examples of rental property emergencies include:<\/p>\n\n\n\n It\u2019s important to consider that landlords won\u2019t be the first call for these emergencies. If tenants notice a gas leak, for example, their first call should be to their local fire department due to the potential safety concern. Landlords can discuss the issue with the fire department to determine what immediate repairs can be made, if needed. <\/p>\n\n\n\n Each state may have their own individual tenants\u2019 right laws, which can influence what\u2019s considered an urgent or emergent repair. Take note of your local regulations to determine what counts as an emergency that requires immediate solutions. <\/p>\n\n\n\n Non-emergency maintenance includes any other repairs that aren\u2019t emergent. They may still be considered urgent, as landlords have three to seven days to fix critical repairs and up to 30 days to make all other repairs.<\/p>\n\n\n\n Examples of non-emergency maintenance may include:<\/p>\n\n\n\n Emergency repairs are never fun, but they\u2019re an inevitable part of being a landlord. And while you never know when they\u2019ll strike\u2014and they most often seem to happen at the least convenient times\u2014there are steps landlords can take to prepare as much as possible in advance.<\/p>\n\n\n\n Start by educating tenants about what constitutes emergent and non-emergent repairs. Set reasonable expectations for how long it will take for both types of repairs to be resolved. Ensure tenants understand who to contact, and what official communication may be required, including any required forms that must be submitted. <\/p>\n\n\n\n As a general rule of thumb, we recommend renters expect the same level of service homeowners may receive. Someone likely won\u2019t be able to come out in the middle of a snowstorm, for example, and it may take eight to 12 hours to get any kind of expert out. <\/p>\n\n\n\n You should also assemble lists of vendors, ideally with two or three companies offering emergency repairs for each service you may need, including plumbers, electricians, locksmiths, and HVAC repair experts. Establish relationships with vendors when possible so that they\u2019ll be willing to come out on short notice if needed. <\/p>\n\n\n\n Some landlords choose to work with property management answering services, which will be available to take tenant calls around the clock. Those middle-of-the-night calls can be referred to the answering service instead of waking up the landlord. <\/p>\n\n\n\n When it comes to tackling tenants\u2019 emergency maintenance situations, landlords really have three options: Handle it themselves, outsource contract maintenance to a third-party vendor, or, as mentioned, hire a property management service. <\/p>\n\n\n\n DIY maintenance comes down to managing tenant repair and maintenance requests yourself. You\u2019ll have to field incoming calls, potentially inspect the damage, and contact technicians for any work that you aren\u2019t capable of or licensed to perform yourself. <\/p>\n\n\n\n That said, it\u2019s not always the best idea to hand over your personal cell phone number to residents. You could find yourself swarmed with even minor requests. It\u2019s best to use a virtual phone number for maintenance, or have it routed to an office line if you have one. Tenants can leave a message, and you can call back immediately if it truly is something urgent. <\/p>\n\n\n\n This can be challenging. Sometimes tenants may call and want an immediate solution when one isn\u2019t available until the next day, or when the situation isn\u2019t truly urgent. <\/p>\n\n\n\n Make sure you\u2019ve got your list of trusted contractors on hand and ready to go for when emergencies do arise. <\/p>\n\n\n\n Many landlords prefer to handle most takes themselves, such as receiving and tracking payments or reviewing tenant applications. As a result, they don\u2019t want to work with a property management company. <\/p>\n\n\n\n Those who do want to be more involved (and keep more profit for themselves) but still want to outsource some maintenance repairs have the option to do so. There are maintenance companies specifically for landlords who self-manage their own rentals. They\u2019ll handle ongoing maintenance and can be contacted for emergency repairs. <\/p>\n\n\n\n When considering a maintenance contracting company, ask the same questions you would a property management company. This may be a great option for first-time landlords who want to maintain full control over the property but are intimidated by ongoing maintenance issues. <\/p>\n\n\n\n Landlords who choose to partner with property management companies may be able to rely on the property manager to oversee emergency repairs. In some cases, the company may have preferred vendors that can help provide emergency repairs faster.<\/p>\n\n\n\nWhat Is Considered an Emergency Repair for Rental Property?<\/h2>\n\n\n\n
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What Is Considered Non-Emergency Maintenance?<\/h2>\n\n\n\n
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Proactive Preparation for Emergency Repairs<\/h2>\n\n\n\n
Handling Emergency Maintenance Situations<\/h2>\n\n\n\n
DIY maintenance<\/h3>\n\n\n\n
Contract maintenance to a third-party vendor<\/h3>\n\n\n\n
Using a property management company<\/h3>\n\n\n\n
![\"self-managing](\"https:\/\/www.biggerpockets.com\/blog\/wp-content\/uploads\/2024\/04\/SML_Cover.jpg\" "\\"\\"")
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