Contract left back doors open and I am out $2,000 in appliances

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Contract left back doors open and I am out $2,000 in appliances

Remington LymanBusiness Member
Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes

A contractor put in barn doors in my out-of-state client’s duplex that I am managing in Columbus, Ohio near The Ohio State University.I guess they left the back doors opened because when I went to do a tour today they were unlocked and 1 fridge and 2 stoves were missing.

I replaced the deadbolts in case they somehow got keys. I ordered replacement appliances from Lowes and they are coming in tomorrow. I am out $2,200.

What would you have done to prevent this?


Bonus pictures of the sweet doors 

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Stephen J DavisBusiness Member
Rental Property Investor · Houston, TX · Member since 2017 · 529 posts · 467 votes
6y

@Account Closedwow, harsh. Too funny. I have had over 100 houses at a time and over 4000 apartment units. In 30 years I have never let a contractor in and out. What a low quality of lifestyle to be running to property every time a contractor needs in. If you can prove that the contractor did it, ask them to pay. Probably won't get anything but worth a try. Don't use them again as a rule.

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    6y

    Been present to let them in and out.

    9Reply
  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Account Closed:

    Been present to let them in and out.

    You let everyone of your contractor in and out of your properties? I personally own 14 units and manage about 30 units for my clients. Unfortunately I cannot be at every job site to let each contractor in and out.  

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    6y
    Originally posted by @Remington Lyman:
    Originally posted by @Account Closed:

    Been present to let them in and out.

    You let everyone of your contractor in and out of your properties? I personally own 14 units and manage about 30 units for my clients. Unfortunately I cannot be at every job site to let each contractor in and out.  

     Then, I guess you will suffer losses like this on a regular basis.  

    You asked how to avoid losses like this.  Whining about how hard your job is probably isn't the answer. And probably isn't a big selling point for anyone on BP to want to hire you to manage their properties.

    I do like the barn doors, though.

    14Reply
  • Account Closed
    Specialist · Paradise Valley, AZ · Member since 2018 · 3k+ posts · 2k+ votes
    6y
    Originally posted by @Remington Lyman:

    A contractor put in barn doors in my out-of-state client’s duplex that I am managing in Columbus, Ohio near The Ohio State University.I guess they left the back doors opened because when I went to do a tour today they were unlocked and 1 fridge and 2 stoves were missing.

    I replaced the deadbolts in case they somehow got keys. I ordered replacement appliances from Lowes and they are coming in tomorrow. I am out $2,200.

    What would you have done to prevent this?


    Bonus pictures of the sweet doors 

     Bummer. Does the situation allow for video cameras? or door Alarms?

    2Reply
  • Patrick Snyder
    Real Estate Consultant · Lansing, MI · Member since 2011 · 356 posts · 306 votes
    6y

    Does your contractor have insurance?  He should, and it should cover his mistake.  If not, he ought to step up and make it right for you.

    As for prevention, being there would solve it, but that's not always feasible.  Maybe keep a camera in the vacant units?

    14Reply
  • Jacob Villalobos
    Whittier , CA · Member since 2013 · 176 posts · 96 votes
    6y

    Contractor...hummm...

    Someone had the time and knowledge to remove the appliances  

    A good contractor will cover the loss they caused either way.

    6Reply
  • Bill B.
    Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
    6y

    Prove you changed the locks before the break In. Then prove someone didn’t pick the locks. Then maybe find a different neighborhood? I could leave my front door open for a week and someone wouldn’t walk by and steal a fridge and TWO stoves. Someone walked past two open doors and went in to both? Count yourself lucky they didn’t do $10k worth of vandalism. 

    Luckily you aren’t out anything. Your out of state client might be out $2200 if they don’t have insurance or the deductible is too high, but at least they get new appliances. You will not find one PM on bigger pockets who would eat that $2200. (Ok, you’ll find one, but 90% would pass the loss on to the owner. Theft or vandalism is not their fault.)

    2Reply
  • Stephen J DavisBusiness Member
    Rental Property Investor · Houston, TX · Member since 2017 · 529 posts · 467 votes
    6y

    @Account Closedwow, harsh. Too funny. I have had over 100 houses at a time and over 4000 apartment units. In 30 years I have never let a contractor in and out. What a low quality of lifestyle to be running to property every time a contractor needs in. If you can prove that the contractor did it, ask them to pay. Probably won't get anything but worth a try. Don't use them again as a rule.

    48Reply
  • John Teachout
    Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
    6y

    What makes you think the contractor left the door open other than the timing?

    And even if it was left open, seems odd that would trigger a burglary at that time. If someone is bold enough to steal appliances, it doesn't seem like a little ol door lock would impede them. What do you know about this contractor (and his people)?

    5Reply
  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Account Closed:

     Bummer. Does the situation allow for video cameras? or door Alarms?

    Thank you. I am going to look into getting portable alarms for my vacant units.

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  • Zeke Liston
    Real Estate Agent · Columbus, OH · Member since 2018 · 1k+ posts · 1k+ votes
    6y

    Dang, that's a bummer @Remington Lyman! Campus really isn't a bad part of town, I would question the contractors and make it a point for the next contractors to close and lock the doors. We both agree it's not feasible to be at every drop-off, so maybe some of the other options might be beneficial as well (security alarms, cameras, etc.). 

    1Reply
  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Patrick Snyder:

    Does your contractor have insurance?  He should, and it should cover his mistake.  If not, he ought to step up and make it right for you.

    As for prevention, being there would solve it, but that's not always feasible.  Maybe keep a camera in the vacant units?

    This contractor does not have insurance so it is on me. I will not be using them again. Thanks! I will look into getting a camera. 

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  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Jacob Villalobos:

    Contractor...hummm...

    Someone had the time and knowledge to remove the appliances  

    A good contractor will cover the loss they caused either way.

    It could have been the contract but if you leave one door open in the campus area you will get broken into. People regularly check all car and home doors every night in this area because they know college kids typically make this mistake and have valuable items. 

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  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Bill B.:

    Prove you changed the locks before the break In. Then prove someone didn’t pick the locks. Then maybe find a different neighborhood? I could leave my front door open for a week and someone wouldn’t walk by and steal a fridge and TWO stoves. Someone walked past two open doors and went in to both? Count yourself lucky they didn’t do $10k worth of vandalism. 

    Luckily you aren’t out anything. Your out of state client might be out $2200 if they don’t have insurance or the deductible is too high, but at least they get new appliances. You will not find one PM on bigger pockets who would eat that $2200. (Ok, you’ll find one, but 90% would pass the loss on to the owner. Theft or vandalism is not their fault.)

    I am the PM and I plan on eating the $2,200. This was a contract I hired and they made the mistake.

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  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Stephen J Davis:

    @Account Closedwow, harsh. Too funny. I have had over 100 houses at a time and over 4000 apartment units. In 30 years I have never let a contractor in and out. What a low quality of lifestyle to be running to property every time a contractor needs in. If you can prove that the contractor did it, ask them to pay. Probably won't get anything but worth a try. Don't use them again as a rule.

    Haha yeah. I would not be able to do anything other than drive back and forth to my properties. 

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  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Zeke Liston:

    Dang, that's a bummer @Remington Lyman! Campus really isn't a bad part of town, I would question the contractors and make it a point for the next contractors to close and lock the doors. We both agree it's not feasible to be at every drop-off, so maybe some of the other options might be beneficial as well (security alarms, cameras, etc.). 

    Thanks! I am going to look for an alarm system. 

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  • Billy Smith
    Shawnee Mission, KS · Member since 2016 · 719 posts · 313 votes
    6y

    You need to hire construction  manger that shows up at each job for such issues and many others  .Who knows how many hired hands were in and out of the house might be a inside job .

    5Reply
  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Billy Smith:

    You need to hire construction  manger that shows up at each job for such issues and many others  .Who knows how many hired hands were in and out of the house might be a inside job .

    I hope to get there soon! 

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  • Caleb Heimsoth
    Rental Property Investor · Durham, NC · Member since 2016 · 7k+ posts · 7k+ votes
    6y

    @Remington Lyman used a better contractor. Does the contractor you use have insurance? I figure that’s what this sort of thing is for.

    2Reply
  • Caleb Heimsoth
    Rental Property Investor · Durham, NC · Member since 2016 · 7k+ posts · 7k+ votes
    6y

    @Remington Lyman if I was your out of state investor and found out you were using unlicensed people I’d be pretty mad.

    6Reply
  • Nik S.
    OH · Member since 2014 · 454 posts · 227 votes
    6y

    @Remington Lyman

    Always hurts when things happens like this but consider it cheap education. Part of the game. Keep moving forward. As you keep hitting your goals you’ll look back at this and laugh! Live and learn! To the top you go!

    1Reply
  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y

    @Nik S. Thank you for the encouragement!

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    6y

    This is the risk of using an unlicensed, uninsured contractor.

    Personally, I would try to get some of the money back from the contractor just to minimize losses. At the bare minimum, I wouldn't pay him for the job. There's a very good chance he won't pay you anything or admit a mistake, but it's worth trying.

    Like you, I've made mistakes as a PM and I make it right for my client. It sucks but I'd rather be honest than rich and I want my clients to know I own up to my mistakes.

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  • John Manner
    Member since 2019 · 17 posts · 13 votes
    6y

    Hey @Remington Lyman that sucks. Did they leave the doors wide open or just forget to lock it? Besides the mobile security system, you can install a smart lock while it's being worked on. Most of them have a timer setting to auto-lock. Contractors could have individual codes too so you have an audit of who opened the door and when. Replace when rented or leave for the tenant. Other than that, I have used a cellular hunter cam on a more rural property when it was being rehabbed. Those have to be secured as they are theft items too!

    Or just meet them every time and never have a life.

    2Reply
  • Remington LymanBusiness Member
    OP
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    6y
    Originally posted by @Nathan Gesner:

    This is the risk of using an unlicensed, uninsured contractor.

    Personally, I would try to get some of the money back from the contractor just to minimize losses. At the bare minimum, I wouldn't pay him for the job. There's a very good chance he won't pay you anything or admit a mistake, but it's worth trying.

    Like you, I've made mistakes as a PM and I make it right for my client. It sucks but I'd rather be honest than rich and I want my clients to know I own up to my mistakes.

    Thank you for the advice! I am paying for the mistake and I changed all the locks. 

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