What do landlords do when they travel?

Question

I've always wondered what landlords who, say, house hack a multifamily and/or manage their property(s) themselves do when they're out of town. What's the best way of handling vacations, keeping potential tenant/property emergencies in mind?

Thomas S. · Answer

You always leave someone in charge for your tenants to call with emergencies. Another landlord preferably but often a family member. Remember no mater how responsible a tenant is they are never responsible enough to be responsible for your property. They are only tenants.

You never ever allow any tenant to call any contractor to do any work on your property. The person in charge is the only one in a position to make decisions and if major work is required that person will call you first.

Giving tenants the authority to hire contractors to work on your property is like leaving the inmates in charge of the insane asylum. Good way to go bankrupt.

JD Martin · Answer

I should have added emergencies generally fall under one of the following:

1. Plumbing issue - clogged toilet, broken water line, no hot water.

2. HVAC - no heat/ac, gas leak in house.

3. Structural - tree fell on house; house is being flooded with rainwater.

4. Self-inflicted - renter locked themselves out of house; kid broke the window.

If you have the phone numbers for a good plumber, heating contractor, locksmith, that covers 95-99% of anything you will be hit with. Not all of them should be your cost, either, but a lot of tenants don't know what to do in any situation so you can act as the instigator of the help brigade.

Robert P. · Answer

I think screening is key. I can't stress that enough. Also, set expectations (i.e show them where the water shut off is, etc.)

I have my tenants download Whatsapp so they can text me via wifi (if I am out of the country), as well as a google voice number they can call I can read a transcribed message via email.

It's important to know who to call in case something happens (plumbers, heating really) Those are the two "emergencies" you will most likely get a call about that can't wait until you get back.

Colleen F. · Answer

Inevitably things happen when you are away.  We are in a high tech world so you can get calls/emails  just about anywhere.  I have had some pretty silly calls in strange locations but not usually from tenants.  If we are going away we do have someone on retainer for taking calls if you really want to be "off".   Generally if I am inaccessible I send the tenants a note with a number reminder of who to call.   You do have to watch out for your not so smart tenants overreacting to a small issue.  When I have a tenant like this I warn the  person covering to ask a lot of questions to that particular tenant.

Maggie Bee · Answer

I have a notebook for each property that I give to each tenant when they move in .... it lists all of the necessary phone numbers for plumber, etc.   ANd I agree with all the great advice above!

Valerie King · Answer

Thanks to all of you. Great points you made about it all coming down to renting to responsible adults.

Kelly N. · Answer

I have a friend that is sort of "on call" while we are away and she has the names and numbers of all our preferred contractors.  I'll give her a list of all tenants and contact info, plus keys in case she needs to let a contractor in.

Jeff Rabinowitz · Answer

Screen your tenants well beforehand and don't rent to those who are too needy. What emergencies will occur that an adult can't handle? Is the house burning? Get off the phone with me and call the fire department. Is there a minor leak? Call a handy man. A major leak? Cut off the water at the main and call a plumber. Will you be late with the rent...again? I'll send you a notice to quit when I get back. In the meantime you might want to start looking for another place to live?

What do landlords do when they travel?

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