Success with Maintenance

[Ryan Moore]

Hi, I’ve owned a 4-plex in Phoenix for almost a year now.The building had deferred maintenance issues that are hopefully being weeded out and corrected as we go along.How do I as the owner setup the building for success from a maintenance standpoint? I use a solid property manager who has found quality tenants.  However, I can’t help but feel like I’m just putting band aids on maintenance issues as they arise (example: had AC repair guy come out probably 4-5 times for 1 unit this past year, each time fixing another part of the system that may have been leaking, etc).  Should I be having scheduled inspections of certain items on the property (AC, plumbing, roof, etc.)?

[Marcia Maynard]

Wouldn't hurt to start with a complete inspection, by a qualified building inspector. Then look at the deficiency list and prioritize to get the place in shape.

There are typical systems that need to be looked at periodically to prevent them from failing. HVAC, plumbing, electrical, roof/gutter/drainage, decks/railings/fences, etc. Also, appliances need to be looked at and replaced from time to time. Most product life-spans can be predicted. Replacement before failure is key.

Make sure your PM is using competent service people. The AC guy should be able to advise you if the unit is ready to be replaced, or if servicing it makes sense (for you, not him). Just like an automobile that is nickle and dime-ing you, at some point it's best to buy a new one.