Twin Cities landlords: How are you actually finding good contractors?

Question

Hello! Future first-time landlord here, about to start shopping for multi-family rentals in the Twin Cities. Before I buy, I’m trying to learn from people who’ve already been through this.

For those of you self-managing 1-5 units: how do you currently find contractors you trust (plumbers, electricians, HVAC, handymen, etc.)? Word of mouth, Yelp, Angi/Thumbtack, a local referral service, something else?

Also, what’s been the most frustrating part of that process? Bad quotes, no-shows, work you had to redo, just never knowing who to call when something breaks?

I’m trying to learn as much about this process before I’m in the position of needing this myself. Appreciate any war stories.

Thanks!

Michael Eskenasy · Answer

You’re asking the right question, but I’d change the timing.

Don’t wait until you own the property to figure out who you’re going to call when something breaks. Build the contractor bench before you close.

For each major trade I’d want at least two people: plumber, electrician, HVAC, handyman, roofer. Referrals are fine for finding names, but I wouldn’t confuse a recommendation with qualification.

What actually matters is the operating history you build afterward. Did they answer? Show up? Was the quote accurate? Did the repair hold? Did they communicate when something changed? How quickly could they get there? Would you use them again?

That information becomes far more useful than Yelp stars.

The real contractor problem for small landlords usually isn’t that nobody competent exists. It’s that every repair starts as a fresh search. Six months later you’re trying to remember which plumber was excellent, which electrician was three weeks out, and which handyman you swore you’d never call again.

So I’d treat the contractor network as part of the property’s infrastructure.

Build it now. Keep a first call and backup for every trade. Record what actually happens every time you use someone.

Then when something breaks at 9 PM, you’re choosing from a bench instead of starting a Google search.

And if you want, I’d be happy to work with you on actually building that out before you buy. It’s a much easier system to create while nothing is on fire.

David Krulac · Answer

@Tharun Rao

1. We did a big project where we had an architect and a big GC.  I watch the subs that they hired and was able to hire those same subs for my projects.  Some have worked for me for 20 years.

2. Another thing I did was ask the good conractors, who was somebody that was good in a different trade.  For example ask an electrical contractor who is a good HVAC contractor.  they work on the same jobs good contractors know who other good contractors are in other trades because they're on the same job sites with other trades.

3. We pay promptly, one plumber we use wants paid every day, we pay him every day as a result. But in all cases we pay promptly.

4. We have multiple contractors in the same field, because sometimes our first choice is busy and unavailable, so be go to 1A or 1B.

Adam Tafel · Answer

Get a solid agent and lender who are actual long-time local landlords, and attend meetups. It took many of us many many years to establish a rolodex of vendors who have the rare combination of low pricing, high ethics, and quality work - but these folks do exist!

Tyler Nash · Answer

Welcome glad to see you're jumping in and learning! Local TC self managing investor and agent here as well.Referrals is the answer! Check on this forum, go on the local investing Facebook pages, attend meetups, etc. and ask who people are using. Most people are willing to share and that's how you find the best ones for what you're looking for. The most challenging part is usually scheduling vs. cost. Someone who can come really quick usually isn't the cheapest, but someone who is very cost effective usually can't always come very quick. So balancing it based on the situation is key.

It's good to build up 2-3 contacts for the various trades you need as not every one of them is right for every situation.

Join Twin Cities Real Estate Investing and the REBL group pages on Facebook, you'll learn a ton in there.

Matthew Tregoning · Answer

Most of our good contractors came from another contractor, cleaner, agent or PM. Not Yelp. Give them one small paid job. See if they show up, communicate and send photos. We manage in multiple states and having a second reliable person for every trade has saved us a lot.