How do you verify work was done properly on out of state rentals?

Question

I (mostly) love my property management company. I've had some frustrations, but that was all part of the learning curve in working with them. My biggest complaint is that I never have evidence that work I've paid for is actually done, let alone that it is done to my satisfaction.

So my question, for those who use a property management company, is how do you know the work was done, and done well? Do they provide photos? Video? Or do you just take them at their word?

Thanks!

Logan McKay Zylstra · Answer

It is certainly within your right to ask for pictures of the work that you are paying for.

Drew Sygit · Answer

@Brian Berry while pics are better than nothing, narrated videos are waaaayyyy better!

Who do you know that doesn't have a cell phone that can take video?

Yes videos can't be emailed because they are too big, but they can be sent via G-Drive, Dropbox, etc.

We upload videos to our private Youtube channel and email owners the video link:)

We video just about everything: MoveIns, MoveOuts, videos to support bids (Scope Of Work), work completions, annual inspections, etc.

J Zev J. · Answer

I agree with Drew. Definitely get a narrated video walk-through from your property manager or agent.

Nicole Heasley Beitenman · Answer

Do you know any other investors in that market? Maybe throw $25 at someone you know and trust to stop by and do a video call walkthrough.

Iman Miley · Answer

Hello Brian,

Your property management company should be taking before and after pictures to properly record that the work was done adequately. A breakdown of the hourly labor work, materials, and completion of items should also be on record to be shared with you at your request.

In addition, if the work is contracted out to a vendor, asking for a copy of the estimate as well as the receipt of labor would be handy.

Alex Schmitt · Answer

As a Property Manager, any type of work that has been done I always document the before and after and send it to the owner without them having to ask. That shows value and trust to the management team.

Peter Mckernan · Answer

I would send a realtor over, a family member, or hire someone there that a realtor recommended. You can stay on top of the PM company after that person goes and say this is what you are not doing, or you can fire them if it shows they are really lazy at their job.

Justin Gabriel · Answer

As others have mentioned: photos, videos, and invoices/receipts have checked the boxes for us when it comes to managing properties out-of-state (I'm in CA, partner is in CT, and we have properties in FL).

Samuel Eddinger · Answer

Ask for photos.  The PM company should be able to provide some proof if they are reputable.

How do you verify work was done properly on out of state rentals?

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