Home Warranty Recommendations - Firing our PM
I have had some pretty bad luck with PM's in the Atlanta area and I'm ready to give up. Other investors have suggested getting a home warranty company to handle repairs and maintenance. It sounds good to me and so I was wondering if others here could chime in with their experience with this and companies that they recommend? Any comments or suggestions would be appreciated.
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Here is my experience with several Home warranty companies: They pay the least to the vendors, so it is tough to get them out there when it's an urgent situation. Example: AC when it's 105 outside. Vendors will come by for 10 minutes and state they can' fix it until next Wednesday because they need a part. Then they will deny stating the unit hasn't been serviced and is not covered.
Another time with Old Republic, a 20 year on dishwasher ran, but no longer cleaned anything. Since nothing was actually broken, they had nothing to fix and stated there was nothing they could do. They refused to pay for a replacement although the owner had the warranty for 6+ years. they still charged us the $75 service fee.
Horrible. for tenants, horrible for owners. takes a lot of follow through when one call to a tech would have resolved the problems the first time.
I recommend saving the money and handling the repairs yourself by calling a repair person, or getting another PM. Get one who is a member of NARPM. Best of luck. I am a landlord and a PM, so there are good ones out there, you just have to find them.