3 Maintenance issues in 7 months on 'turnkey' house

New to Real Estate · San Francisco, CA · Member since 2018 · 13 posts · 5 votes

Hi folks,

I bought my first house in October and it was supposed to be 'turnkey.' At this point, I'm up to 3 maintenance issues, totaling roughly $300 altogether. The first was a broken closet door, the second was a hot water issue that cost me $200 and now apparently there was no mailbox flap so I'm being charged $45 for a replacement. None of these issues were surfaced during the inspection. I am remote, and therefore did not go myself to inspect the property so expected some issues periodically but this seems a little ridiculous.

I need a gut check on if this is 'normal' for older rehabbed properties and just sucks, or if I'm getting screwed in some way and need to reach back out to the seller or work with my PM. Any help/advice would be welcome.

thank you,

Natalia

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Nathan GesnerBusiness Member

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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

This sounds completely reasonable. When companies renovate a home and sell it turn-key, that doesn't mean they've baked cookies in the oven, taken a 15-minute shower, or attempted to check the mail. The three things you've mentioned could easily be overlooked by any inspector. The hot water heater could be a new problem that developed after you purchased (bad dip tube, failing pressure relief valve, etc.)

I think you're doing well.

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Cory O'Dell
Rental Property Investor · Dayton, OH · Member since 2018 · 142 posts · 74 votes
7y
$300 since last October? Doesn't sound too bad to me.
2 Reply
Cassi Justiz
Rental Property Investor · Edmond, OK · Member since 2017 · 1k+ posts · 1k+ votes
7y
I don't see that it was mentioned yet, but something to consider is that inspectors do not really look for cosmetic issues. They generally are looking for function rather than aesthetic. I have never had an inspector check out mail boxes, and closet doors aren't regularly checked more than "do they open and close."
It looks like you have gotten quite a few responses already, but even true turn-key and new construction properties are going to have issues pop up once you get someone moved in. Just make sure you are saving for those cap-ex expenses and repairs and you should be good!
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Dan Rowley
Investor · Cary, NC · Member since 2012 · 218 posts · 196 votes
7y
@Natalia Avalos. If $300 is all you’ve paid in pay in 7 months then thank your lucky stars. You should assume about 5% mai tenable cost as percent of rent for a typical property. And more for older properties.
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Matt M.
Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
7y
I couldn’t agree more with what @Steve K. Said here. I do not want my tenants doing repairs, and some that may fall under “repairs under $150” aren’t even their doing. It’s not my tenants responsibility to fix a copper elbow that started to leak, or an outlet that’s not working, etc. Break a toilet seat, be a good person and replace it, but not the downspout that fell, or kitchen faucet that’s leaking. They will attempt to do stuff themselves or have a friend do it, and your only asking for trouble. Imagine a tenant borrows a 24’ extension ladder to put that downspout back up, and falls.. who is getting sued? The landlord. No thanks. I’ll do it or pay someone to fix anything and everything because at the end of the day, it’s my house.
And $300 is nothing like everyone else has said. My last turnover was $2000 and 2 weeks of work for me (no outside labor cost)
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Ned J.Pro Member
Investor · Manteca, CA · Member since 2017 · 1k+ posts · 2k+ votes
7y
"Turnkey" doesn't mean NOTHING will happen to the house or need to be replaced in the next several months/years. They didn't sell you a perfect house.....those don't exist.
The items you listed are pretty minor and don't fall into the category of an issue with the overall quality of the work that was done. These are pretty small items and will come up with any house....even recent rehabbed one
Now if there are issues with the water heater or HVAC or some other big ticket items that was supposed to be new or rehabbed and should last for a long time...., then I would have an issue with the turnkey company
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Anthony Rosa
Rental Property Investor · New York City · Member since 2019 · 703 posts · 538 votes
7y
You have the place for about 6 months and repairs totaled $345? That's not bad at all.
Do you know how the closet door broke? you should get an explanation since they fixed it. The mailbox could be anything or just one of those things that happen...nobody really "tests" mailbox flaps..
As for the hot water heater? If it wasn't Replaced with New how old is it?
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Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
7y
haha this is nothing . I can’t believe you’d even get stressed over such typical elementary problems . Have your tenant totally trash the place out ,then die in your unit ...then come on here and talk lol
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Julie N.
Real Estate Investor · Unionville, CT · Member since 2016 · 260 posts · 167 votes
7y
@Natalia Avalos sounds normal
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Steven McLarty
Rental Property Investor · OK · Member since 2019 · 29 posts · 4 votes
7y
Always buy a home warranty. Inspections are for a moment in time and do not cover "what coulds".
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Kris L.
San Antonio, TX · Member since 2019 · 930 posts · 836 votes
7y
Steven, which of the items the OP mentioned would get covered by a home warranty? I’m guessing just the water heater, and they would take 3 weeks to do the repair? If I’m wrong let me know, I would love to know if there is actually a good warranty company out there.
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