Best advice for finding plumbers, handymen

[Lisa Oliver]

I a new investor  who self-manages my property and need some advice.

Currently, when there are plumbing issues, I have a plumbing company come to the house and I have to meet them there. It’s not close to my house and it’s clearly not the best way to do things. 

Couple of questions:

1. How do I manage this without having to go to the house in situations where the tenant may not be home? 

2. What is the best way to find plumbers and handymen who work for themselves and would run over to deal with things, and perhaps have a key that they can use to get in if the tenant is not there?

thank you!

[Jeff Schemmel]

@Lisa Oliver I put electronic deadbolts on my unit doors.  This allows entry without a key, and allows me to change the lock as needed if I don't want someone in there.

As an agent, I provide contacts to my clients who will do these things, and occasionally I will do favors for past clients who need someone to open the door or quickly supervise an appointment; of course not all agents will do this or for free.  You could start with your agent or a local agent who supports investors and could have contacts to refer to you.

Lastly, you could consider negotiating with a local PM to take on a hybrid approach to management.  I have some clients who prefer to have a PM for maintenance/contact/rent collection/general management and will place tenants and write leases for themselves in exchange for a reduced rate.  Most PMs, especially the well established ones, will not always flex for specific clients like this but it could be an option.

hope this helps.

[Allan C.]

@Lisa Oliver I wouldn’t give keys to trades men under any condition. You can put a clause in your lease that requires tenants to meet tradesmen. You can also connect with a realtor that is willing to handle this and future leases for you.

[Nathan Gesner]

Quote from @Lisa Oliver:

1. Your tenants should have this responsibility. When work needs to be done, we require the tenant to provide access. We are in a safe community, so tenants can choose to leave the door unlocked or hide a key under the mat. It's their responsibility, and it's their choice.

2. Another option is to put an electronic deadbolt on the front door with a non-locking door knob. This eliminates the need for a key and it prevents a tenant from ever locking themselves out. Here's an example: https://www.schlage.com/en/home/products/JDE265SUTFFFSTR.htm...

[Tracy Minick]

Tenant providing access is ideal. If not try a keyless entry situation that allows you add a temp code that will expire after the work is completed.

[Dale K Poyser]

Typically it would be the tenants responsibility to provide access. The handyman would reach out to the tenant to coordinate availability, then coordinate with you on the issue and fixes needed.

The Smart locks are a game changer. You can lock/unlock the door remotely. You can program individual access codes to work only during a certain time frame. This works well if it's an MTR or STR type situation and you are in control of the lock. If it's long term and you have control of the lock then you can do the same.

[Stephen Dispensa]

Some answers to both your questions:

1. It would depend on the nature of the repair. I am a property manager and in an emergency I will go to the property and provide access. Otherwise it is the tenants responsibility to schedule the maintenace when they can provide access. ESPECIALLY if they have pets. I will under no circumstances take responsibility for the safety of a tradesmen if there are pets on the property.

2. Finding trademen and contractors is much tougher if you're self-managing. Your best bet is to ask for referrals from professionals in the space: realtors, other investors, this forum, FB groups, etc. As a property manager I've built up a rolodex of reliable professionals that I provide for all my clients, however in self-managing you will have to invest some of the time in finding those professionals for yourself.

[Michael Smythe]

@Lisa Oliver recommend going to your local Home Depot on a Saturday morning, the earlier the better.

Contractors working on a Saturday are the hard workers!

[Lisa Oliver]

@Michael Smythe Nice idea, thank you!