Realtor · Jacksonville, FL · Member since 2013 · 227 posts · 35 votes
So I was thinking about cutting off my PM and managing the other unit in my duplex myself. I figured since it's only 1 unit I've got to manage , I might as well go ahead and learn and do it myself and save money in the meantime till I get my 2nd property (then, I would NEED a PM)
I then considered the fact that I could let my PM JUST collect rent, enforce late fees, evictions etc. I can take the work orders/requests. I assume that by taking on the work orders myself I could save a lot of money because I'd be avoiding the maintenance and repair fees my PM charges that seem to be the BIGGEST expenses I have through their service.
If I decide to do this I'll just be paying them the straight 10%.
What do you guys think about this idea?
You shouldn't have after-hours emergencies that often. Just handle those yourself. It won't normally require you to be there. It's usually handled with telephone calls.
For instance, "Help! My toilet is overflowing!"
You tell them how to shut off the water to the toilet. Tell them to mop up the water and you'll call a plumber to deal with it tomorrow. No, sorry, there's nothing you can do until the morning.
Require your tenants to carry renters insurance with a loss of use rider. Then, if they can't use the apartment because of some problem like toilets, their insurance will pay for the hotel bill. And this is what you tell them if they insist they must go to a hotel when their toilet is non-functional. "No problem. This is what that loss of use rider was for in the renter's insurance I required you get. So, if you can't live without a toilet until I get the plumber out there, hopefully tomorrow, you can call your insurance company to arrange for a hotel for tonight."
"But, by law you have to provide a working toilet! Or the place isn't habitable!"
"True, but the law also allows me a reasonable amount of time to get it fixed."
Then, you call your plumber who goes and deals with the toilet.
If they call saying "The house is on fire!" You tell them, "Then hang up and dial 911" Then go on to the part about the insurance.
The only real difference with you going in person to deal with the toilet and calling a plumber, is that it would be cheaper for you to plunge/snake the toilet yourself. But it's not required.
You don't need a manager at all for only a few units however based on your post it appears you do not have the skill to operate the business yourself in regards to dealing with tenants.
6 to 1, 1/2 dozen to the other. Try what ever you wish but in my opinion you would still be wasting 10% on a single unit you live next door to.
To learn how to manage, you should read "The Book on Managing Rental Property" by Brandon & Heather Turner. It's a must read if you want to self manage. Then you can decide if the management company is worth the money.
You can slowly cut the PM loose if that is your your goal. start with doing maintenance and see how that works. After that if you feel up to it do everything yourself. But as everyone says get the systems in place to handle what issues might come up.
I don't expect you'd find a PM willing to do what you want. PMs generally make money when there are problems. Take away their control over problems that they can profit from, and you remove their profit.
Just manage it yourself. It's not that hard. If you are willing to learn the laws that pertain to your business, you should be able to handle it yourself.
I used their California contracts and forms, even though the owner could use free apartment association contracts and forms. The Nolo Press ones are much simpler for tenants to understand.
I would love to manage my own property but it's clear on the other side of the city AND I don't own a vehicle. I really just want someone to respond to emergency calls and a handy man. I can do all the accounting myself. Hell I do it anyway because my PM makes so many mistakes.
Also, my PM has allowed my property to stay vacant for two months and called last night saying they have an agent showing the property. I thought that was my PMs job to advertise and show the property?!?!?
Jonathan Perez Are the charges that you are seeing a cost-plus markup on services or do you think that the PM is using overpriced vendors? In some cases (I know this is the case where I own) there are different standards as to what is a "normal fee structure" and deal points are negotiable. I also wouldn't downplay the fun of random calls (or door knocks) from tenants about weird issues at weird times. The tenant now has two points of contact which seems like it shouldn't be a big deal but can create some "who should I call?" aspects.
You shouldn't have after-hours emergencies that often. Just handle those yourself. It won't normally require you to be there. It's usually handled with telephone calls.
For instance, "Help! My toilet is overflowing!"
You tell them how to shut off the water to the toilet. Tell them to mop up the water and you'll call a plumber to deal with it tomorrow. No, sorry, there's nothing you can do until the morning.
Require your tenants to carry renters insurance with a loss of use rider. Then, if they can't use the apartment because of some problem like toilets, their insurance will pay for the hotel bill. And this is what you tell them if they insist they must go to a hotel when their toilet is non-functional. "No problem. This is what that loss of use rider was for in the renter's insurance I required you get. So, if you can't live without a toilet until I get the plumber out there, hopefully tomorrow, you can call your insurance company to arrange for a hotel for tonight."
"But, by law you have to provide a working toilet! Or the place isn't habitable!"
"True, but the law also allows me a reasonable amount of time to get it fixed."
Then, you call your plumber who goes and deals with the toilet.
If they call saying "The house is on fire!" You tell them, "Then hang up and dial 911" Then go on to the part about the insurance.
The only real difference with you going in person to deal with the toilet and calling a plumber, is that it would be cheaper for you to plunge/snake the toilet yourself. But it's not required.