Repair requests on rental property-too many?

Question

I have 7 rentals currently and it seems that every month i have requests to fix items concerning toilets, faucets, sinks all water related items.  Are tenants typically that rough on these items.  I typically don't install the lowest grade item but the next step up.  Should i be spending more on these items? Is that my issue?

Michael Peters · Answer

Can I ask if they have in house maintenance or use vendors for maintenance?  $150-300 seems really high for the more normal plumbing issues you pointed out.  The plumbers I use charge $75 on the high end to swap out toilet parts or shower diverters.  Replacing the entire faucet should be $200-300.

Maybe try asking around to some of other local investors for some local plumbing contractors and compare prices.  If you find someone you like you can request that your property manager utilize them.  If you find out their prices aren't adding up or they won't use your plumbing contractor you might want to consider a new property manager.

Jayson Angeli · Answer

Thanks for the feedback. They are all townhomes.  I use a property management company bc i also have a fulltime job, so when they send a handyman out to fix a leaky toilet, bad shower stems, etc or something like that it runs me 150 to 300 normally. The labor seems much more then maybe a longer lasting product. Pay more up front with higher quality, save on the back end? Thx again.

Bjorn Ahlblad · Answer

@Jayson Angeli welcome to BP! You should not have to spend more than what you are describing. Are the tenants making stuff up or is there something defective when you get there. If there is nothing wrong they are training you, If on the other hand there is something wrong maybe the fixtures are improperly installed? When we inspect (annually) we always look for leaky toilets and dripping faucets-water is expensive. Are these SFR, duplexes or what? You should not be getting a lot of calls with only 7 tenants.

Mary M. · Answer

If it is across all rentals i doubt it is tenant abuse. I would go up a grade and see if it helps.

Also, be careful charging tenants to repair/replace. The law (at least here) is pretty clear that you have to prorate based on life of the items and its age.

So if the life is 5 years and it is 6 years old you can not charge the tenant.

Victor Buquer · Answer

@Jayson Angeli  what are the issues you are having?

Depending on what it is this could be tenant misuse or abuse and they could be charged for it.

Once the get charged you will see the difference in how many times you have to come out to fix this problems since they will take better care of things