Getting rid of a live-in maintenance guy... questions.

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Getting rid of a live-in maintenance guy... questions.

Chris Ball
Albuquerque, NM · Member since 2016 · 4 posts · 0 votes
Anyone have advice for the best way to get rid of a live-in maintenance guy who has the keys to pretty much everything? He doesn't have the master, but he has individual keys to the gates and all the units. We recently bought a 20 unit complex and he was part of the deal. Unfortunately he hasn't been working out for us and it's time for a change. We'd rather not change 20+ locks, but we're not confident we'll get all his keys. How have others dealt with this? Thanks, -Chris
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Marcia Maynard
Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
9y

Also secure all your tools and materials before giving him the boot. Change the locks on all storage, utility and mechanical rooms in addition to the tenant dwellings.

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  • Kevin Manz
    HVAC Tech · Fort Wayne, IN · Member since 2015 · 423 posts · 223 votes
    9y

    Cash for keys:)

    0Reply
  • Christian Wathne
    Investor · San Jose, CA, Bellevue, WA · Member since 2016 · 327 posts · 257 votes
    9y

    How do you know he hasn't made copies?

    0Reply
  • Jeff B.
    Buy & Hold Owner · Redlands, CA · Member since 2015 · 5k+ posts · 2k+ votes
    9y

    Bigger question beyond the security issue: "Is he getting compensation in rent for live-in status?"  In Calif that's a whole can of worms on limits, 1099 and liability.

    Also States have requirements for on site managers: in Calif it's 16 or more

    To get him out, DEMAND a surety bond with you as Also Insured.  That's a background check and a fee associated.  He'll likely punt and disengage. 

    Dropping as onsite manager is one thing and moving-out is another - - make sure you understand there are different procedures here.

    1Reply
  • Kim Meredith HamptonBusiness Member
    Real Estate Broker · St Petersburg · Member since 2014 · 2k+ posts · 2k+ votes
    9y

    @Chris Ball do you have any sort of written agreement with this guy for compensation/apartment etc...? I used to work in Multi Family for a long time, and any time I ever had to fire my maintenance super (he had a free apartment), we usually had to evict if they did not vacate within thirty days after we had terminated his or her position.

    2nd, Change ALL of the locks immediately after you let him go, never risk the chance that he has keys or gave keys to someone else, you could be setting yourself up for a liability issues, and that will be a lot more than re-keying some locks

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  • Thomas S.
    Member since 2016 · 13k+ posts · 12k+ votes
    9y

    You should also study your state landlord tenant regulations. They may contain language on dealing with live-in maintenance employees.

    0Reply
  • Kenneth Mooney
    Rental Property Investor · Augusta, GA · Member since 2016 · 348 posts · 171 votes
    9y
    Not sure about the documentation side of this but 100% change the locks to all of the doors he has keys to.
    1Reply
  • Marcia Maynard
    Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
    9y

    Also secure all your tools and materials before giving him the boot. Change the locks on all storage, utility and mechanical rooms in addition to the tenant dwellings.

    2Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    9y

    we just changed all the locks on our 23 unit. It is an investment, but we used land lord locks so we won't have to change the hardware again. Next time we can just change the cylinders. 

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  • Account Closed
    Investor · Allentown, PA · Member since 2015 · 101 posts · 69 votes
    9y

    Same thing here- I bought a 23 unit, right after purchase I started hearing old stories from the tenants about having come home  to find "maintenance  people in their apartment.  Hired by the owner, given the master key, then the same day labor coconut heads could be found hanging out on the street corner that evening.  No one knew who had keys to the building or units.  Week 1 I found myself re-keying the entire building. I wasn't anticipating the up front expense, but it had to be done for everyone's peace of mind.

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