maintenance requests keep coming

General Landlording & Rental Properties
2dFollow

maintenance requests keep coming

Vick Alumi
Investor · Bend, OR · Member since 2026 · 24 posts · 15 votes

This is my first experience as a landlord and my first tenant. Just three months into the tenancy, the maintenance requests keep coming; loose door hinges, blinds issues, smoke detector issues, and now reports of no heat, a disposal that won’t run, and an ice maker that isn’t working.

What makes this frustrating is that the home was built in 2022. I expected maintenance, but several issues this early have caught me off guard.

I’m still waiting on diagnoses and estimates (smoke detector, no heat, disposal and ice maker), so I’m not assuming tenant misuse. I do wonder how much could have been caught during the move-in checks.

Have other landlords experienced a similar cluster with a newer home?

How do you distinguish routine maintenance from gaps in property preparation by PM, and keep service-call costs under control?

0Reply
638 views

Most Popular Reply

Harrison C.
Member since 2017 · 117 posts · 62 votes
2d

Built in 2022 may actually help you here. A lot of builders give a one-year workmanship and two-year systems warranty, so the heat and the smoke detectors could still be the builder's problem, not yours. Dig out the closing papers or call the builder before paying anyone for a diagnosis. The fridge and the disposal may still be under their own manufacturer warranty as well.

Before sending anyone out, a two-minute call with the tenant clears a surprising number of these:

No heat: thermostat batteries, the furnace power switch (looks like a light switch near the unit) and a clogged filter cause most first-winter calls.

Disposal: there is a reset button on the bottom of the unit, and a hex socket underneath to free a jam.

Ice maker: the water valve behind the fridge, or the shut-off arm is up.

Smoke detectors: a chirp is usually a low backup battery; a false alarm is often one interconnected unit near the kitchen or bathroom setting off the rest.

Going forward I would put a short "check these first" list in the move-in packet (breaker, reset button, filter, thermostat), give your PM a written dollar limit for repairs, and batch the small items into one visit like Noah said. Three months into a new build this is mostly settling in, and it usually quiets down after the first year.

3Reply
See this reply in the discussion

16 Replies

Jump to latestLatest
  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
    2d

    I think it is a rent-ready sales ploy to downplay the common maintenance issues that come with owning a home. As a landlord you will find the tenant will call you for things that you would ordinarily just do yourself as a homeowner. It waxes and wanes.

    1Reply
  • Noah Laker
    Real Estate Broker · Sacramento, CA · Member since 2021 · 555 posts · 427 votes
    2d

    Yes, totally normal for a 2022 build to throw a cluster like that in the first 90 days, most of it is small stuff settling in, not tenant misuse. Ask your PM for the move-in checkllist and photos, then compare each item to it. If it was working at move-in, it is routine maintenance. My rule is one trip, one fix list, I batch the small items so I am not paying a separate service call for a hinge. I am a licensed broker in Sacramento managing 100+ Airbnbs, so I see this pattern a lot. Hope this helps, DM me if you want a second look at the checklist.

    1Reply
  • Harrison C.
    Member since 2017 · 117 posts · 62 votes
    2d

    Built in 2022 may actually help you here. A lot of builders give a one-year workmanship and two-year systems warranty, so the heat and the smoke detectors could still be the builder's problem, not yours. Dig out the closing papers or call the builder before paying anyone for a diagnosis. The fridge and the disposal may still be under their own manufacturer warranty as well.

    Before sending anyone out, a two-minute call with the tenant clears a surprising number of these:

    No heat: thermostat batteries, the furnace power switch (looks like a light switch near the unit) and a clogged filter cause most first-winter calls.

    Disposal: there is a reset button on the bottom of the unit, and a hex socket underneath to free a jam.

    Ice maker: the water valve behind the fridge, or the shut-off arm is up.

    Smoke detectors: a chirp is usually a low backup battery; a false alarm is often one interconnected unit near the kitchen or bathroom setting off the rest.

    Going forward I would put a short "check these first" list in the move-in packet (breaker, reset button, filter, thermostat), give your PM a written dollar limit for repairs, and batch the small items into one visit like Noah said. Three months into a new build this is mostly settling in, and it usually quiets down after the first year.

    3Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    2d

    Is this a place you just bought (ie what did the property inspection report say) or is it a home you are familiar with and a new tenant? Hire a handyman and get them to go in and deal with the issues. As Harrison said, smoke alarm is easy, furnace check filter (tenants are horrible about doing that). If you have a PM, they should have done a walk through and noticed some of these things (eg smoke alarm chirping), but may not have noticed others (ice maker) as problems only show up when you go to use them.

    the home is 4 years old, so should be in good shape.

    0Reply
  • Lee Futcher
    Technology · Vancouver, BC · Member since 2026 · 258 posts · 65 votes
    2d

    Hi @Vick Alumi,

    A cluster like this in the first few months is more common than it feels, even in a newer home. Builder-grade parts, a brand new tenant who reports everything, and a house that's still settling all tend to show up at once.

    To your second question, I'd start a simple log for this house today: each request, the date, what the tech found, the cost, and whether a proper move-in check should have caught it. A loose hinge or blinds is routine. A smoke detector fault or no heat three months in is worth raising with your PM, because those should have been tested before the tenant got the keys.

    Since the home was built in 2022, I'd also check whether the furnace, disposal or fridge are still under the builder's or manufacturer's warranty before paying for those service calls. After a few months, the log will tell you whether you're looking at normal wear or gaps in how the house was prepared.

    Wishing you a quieter winter,
    Lee

    0Reply
  • Lauren CutchenBusiness Member
    Real Estate Agent · The Woodlands, TX · Member since 2019 · 238 posts · 91 votes
    2d

    @Vick Alumi the first few months with a new tenant are always the noisiest, and it usually calms down once they see you actually respond. Here in the Houston area the heat barely gets used until the first cold snap, so that's when we find out about thermostats and filters every year, even in newer homes. I'd have your PM troubleshoot by phone first, batch the small stuff into one visit, and set a written dollar limit so you're not paying a trip charge per hinge.

    [email protected]832-406-4239
    Lauren Cutchen 513 Reviews
    WebsiteView Page
    1Reply
  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    2d

    What was your prep process prior to moving in a tenant? What was your move in process with the tenant? If either/neither of these were thorough, there's your answer. Why are you "waiting" for diagnoses and estimates on such minor (except possibly the no heat) issues? What is your plan for a serious plumbing issue?

    0Reply
  • Leo SteinBusiness Member
    Property Manager · Orange County, CA · Member since 2025 · 319 posts · 78 votes
    2d

    Newer builds really do throw a cluster of small stuff in the first year, so don't beat yourself up. Most of it is settling and builder grade parts. Next time I'd walk the unit with a written move-in checklist and have the tenant sign off with dated photos, so you know what was working on day one. For the no heat call, have the tenant check the thermostat batteries, the furnace switch and the filter before you pay for a service visit. For cost control, set a dollar limit you'll approve without a call and keep one reliable handyman for the small jobs.

    [email protected]949-391-1019
    Real Property Management Optimal 521 Reviews
    WebsiteView Page
    0Reply
  • BJ Everson
    Realtor · Columbus, Franklin County · Member since 2026 · 171 posts · 67 votes
    2d

    @vicka5 Vick, a cluster like this in the first few months is common, and it usually settles down. A few ways to keep costs in check:

    • Check the builder warranty (Harrison's point) and the appliance manufacturer warranties before paying for diagnosis. A 2022 fridge or disposal may still be covered.

    • Ask the PM for the move-in inspection report with photos and compare each item. If it worked at move-in, it's normal maintenance; if it was already broken, that's a make-ready gap to discuss.

    • Ask the PM to batch non-urgent items into one vendor trip. Trip charges add up fast. No-heat is the exception and should be handled right away.

    • Put a written approval limit in place and ask for photos and an invoice on every work order.

    • Before the next tenant, ask for a make-ready checklist that tests every appliance, detector and the HVAC, signed off with photos. What did the no-heat call turn out to be?

    0Reply
  • Vick Alumi
    OP
    Investor · Bend, OR · Member since 2026 · 24 posts · 15 votes
    1d

    Thank you, everyone, for the helpful suggestions and perspective.

    This is my first experience as a landlord and my first tenant, so I’m still learning what to expect.

    It’s reassuring to hear that these early maintenance calls aren’t unusual.

    I’ll follow up with my PM on the move-in checklist, warranties, and combining nonurgent repairs into fewer visits.

    I appreciate everyone sharing their experience.

    Vick

    0Reply
  • Ming Yi
    Investor · San Francisco · Member since 2026 · 66 posts · 30 votes
    1d

    A cluster like that in a 2022 build is frustrating, but it is more common than it looks. The first year or two after construction is when cheap builder-grade parts start failing: disposals, ice makers, and smoke detectors are all usual suspects, and a loose hinge or blinds are just wear items that show up early. The question is not whether things break, it is whether your PM caught the obvious ones at move-in. Ask for the move-in inspection report and photos, then compare it against what has come in. If the heat, disposal, and ice maker were already failing, that is a prep gap, not bad luck. For cost control, triage in writing. Anything affecting heat, safety, or water gets same-day attention. Everything else gets batched into one visit where possible, because a separate trip charge for each small fix is where the money goes. Keep a dated log per property with photos and invoices, and after a few months you will see whether this was a one-time cluster or a pattern.

    0Reply
  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · Sarasota, FL · Member since 2017 · 5k+ posts · 3k+ votes
    1d

    The tax side here is good news Vick, almost everything on that list is deductible this year. Door hinges, blinds, smoke detectors, and getting the heat working are all repairs that go straight on Schedule E. The disposal and the ice maker are the ones to watch. Fixing them is a repair, but replacing an appliance is technically a capital item depreciated over 5 years. If you make the de minimis safe harbor election on your return, anything $2,500 or under per item or invoice can be expensed instead. The heat works the same way: repairing a component is deductible, but replacing the whole system has to be capitalized.

    Two things to keep on file while this is fresh. First, make sure the PM’s invoices spell out exactly what was done. A line that just says “service call” doesn’t tell your CPA whether it was a repair or an improvement. Second, on a 2022 build some of this may still be under the builder’s warranty, so track anything the warranty, the PM, or the tenant ends up paying for. You can’t deduct costs someone else reimbursed, and money the tenant pays toward damage counts as rental income.

    Happy to connect!

    [email protected]941-914-7779
    INVESTOR FRIENDLY CPA®4.9242 Reviews
    WebsiteView Page
    TaxMD® | Tax Planning Software
    WebsiteView Page
    0Reply
  • James JonesPro Member
    Investor · Collierville, TN 38017 · Member since 2017 · 1k+ posts · 740 votes
    1d

    Vick, a cluster like that in the first few months is more common than it feels, even in a newer house. The question I would ask is the same one you asked: did the make-ready miss something? On my deals, the $40,000 rehab before leasing is the maintenance plan, so a house should not throw a cluster like that in the first 90 days unless something was not tested. Ask your property manager for the move-in inspection with photos and check each item against it. If it worked at move-in and broke after, that is maintenance. If it never worked, that is a prep gap, and you want it fixed before the next tenant. At 236 doors, my in-house team handles maintenance and collections, and I still want a written approval limit and a photo and invoice on every work order. Keep the rent math honest: the rent has to cover repairs and CapEx, or the house does not work.

    0Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
    1d

    It's difficult to catch EVERYTHING on RentReady walk-thrus.

    • Two biggest concerns are how were the smoke detectors and garbage disposal missed?

    So, VERY common for tenants to find issues once they move in and start living in a property.

    What matters most is responding to them quickly and managing their expectations.

    [email protected]248-209-6824
    Logical Property Management4.9465 Reviews
    WebsiteView Page
    0Reply
  • Cameron Tope
    Property Manager · Katy, TX · Member since 2015 · 1k+ posts · 1k+ votes
    1d

    Could be one of two things - poor make ready or a picky tenant.

    Yes, I've seen this many times when the owner/investor tried to cut corners on the make ready.

    A picky tenant can be a good thing when they want to point out the issues because they want a quality property, but it can be a bad thing when the tenant is just trying to be a pain so they can ask for a rent discount...

    0Reply
  • Joe Waltman
    Member since 2026 · 8 posts · 0 votes
    2h

    Vick, one correction and one Oregon point. The builder warranty is probably done: a house built in 2022 is past the usual one-year workmanship and two-year systems coverage. Manufacturer warranties often run longer, though. Many furnaces carry 10 years on parts if they were registered, so pull the model and serial off the furnace and check the maker’s site before you pay for parts. Labor usually isn’t covered.

    On the smoke detector, Oregon puts testing and battery replacement on the tenant once they’ve moved in, so a chirping alarm shouldn’t turn into a paid service call. Ask your PM to tell the tenant that in writing, and to check with you before sending a vendor for anything under a set dollar amount.

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free