Repair - Request Itemized Statement from Property Manager?

Question

I just had a situation where a tenant had a leaking toilet and informed the property manager. Apparently, it was considered an emergency because the supply line was leaking and otherwise would have flooded the home. Two hour repair (replace supply line) = $150 charge

Is it common practice to request an itemized statement from the property manager about the repair so I get an idea what type of work was performed? I am not mistrusting the PM, but are just looking for additional information. I am curious about thoughts around this topic in general.

Russell Brazil · Answer

How much more itemized do you want beyond "replace supply line"? A full play by play of turn wrench left 4 time, cut x, pull out y, out in z, turn wrench 5 times to the right?

Matt M. · Answer

@Bastian Kneuse

I’d just be glad the tenant saw it and called the PM in a timely manner. I probably would have charged the same, and if I was then asked for a more itemized invoice, there would be a charge for that too.

Matthew Olszak · Answer

I see other posters commenting on how long the job would take. Per-Hour rates are all good when you have enough work to give a person 40 hours of work a week. But one-off jobs? Its per-job.

The supply hose might have cost $9. Maybe it took him 15 mins to change out, @ $40/hr, equals $10 labor. Are you going to leave your dinner table to make $19? Get off the couch for that? Probably not. That's why companies have 2-hour minimums and such, to account for that. As well as having the tools and knowledge to resolve the problem in 15 minutes vs. having your unit flood over the course of an hour. And the insurance/workers comp cost, along with other overhead.

You're being unreasonable. An emergency situation was resolved for $150. Be thankful. Like @Russell Brazil stated, what more detail do you need, and further, why?

Nathan Gesner · Answer

I'm surprised it took two hours to replace a supply line. I have pretty basic skills and tools and could do this in less than an hour, including 30 minutes of travel time. But I don't know the details.

What is "normal" in property management? Nothing. As a PM myself, I provide owners with a scanned copy of the actual invoice so they see exactly what was charged and that I'm not marking it up. I believe in transparency and communication.

Your PM may have a different policy. If you expect a copy of the invoice, communicate that with them. If their policy is to NOT provide a copy, you may be stuck with that and may have to find another PM.

Lien Vuong · Answer

Itemize lines are typically for largest projects such as unit turn overs or larger projects. That helps to evaluate the labor vs. materials. For a repair such as this I would not ask them to write it.

Roni E. · Answer

If the property is in California who knows prices could be that high. I would first find out the $150 is that the actual cost as some PM takes a bill and markup. I think @Nathan G. raises a good point 2 hrs seems a bit high, I would be respectful as for clarification. I or other teams members always ask for clarification or I tell them to make me the bad guy and ask can we please get more detail or have some question about XYZ.  Concerning @Russell Brazil comment that is not helpful and I think glosses over the main issue about the time and cost. Also I think what you were asking was there any materials changed or bought here plus the time.

Peter Tverdov · Answer

If it's a price that seems outrageous you can ask for proof of other bids or an actual invoice.

Bastian Kneuse · Answer

Thank you all.

@Peter T. I already moved on. :-)

Just to dive a little bit deeper into this topic. What would be instances when it would make sense (and its justified) to request itemized statements from the PM on repairs/maintenance. What would be some red flags? Curious where investors draw the line. I know its somewhat of a hypothetical question.

Peter Tverdov · Answer

You're lucky to pay only $150. Move on. Guy got your supply line fixed quickly and cheaply before it burst.

Theresa Harris · Answer

When my PM sends me an invoice, it often has a breakdown in terms of parts and labour....to be honest most of the time I'd rather see the $150 bill to repair the supply line than the $15 for the part and $135 for 2 hours' labour.  Don't ask why, but when I see the breakdown to put in a $15 part (no matter how important it is), I shake my head.  Yet I am perfectly happy with the $150 for the job...yes I know that is weird.

Repair - Request Itemized Statement from Property Manager?

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