Screening Contractors

I'm working to improve my process for "screening" new contractors. In the past, I have always tried to be fair by laying out expectations up front, including timely contact when things don't go according to plan. That said, it still seems that some times they think they can just do whatever and not provide any contact.

Example, this morning my tenant calls in a fuss about not having her hot water facuet on the bathtub repaired. It's been dripping hot water. We'd made arrangements with a new contractor (untested) to view it last week and send an estimate. Had to follow up a day after when I hadn't hear from him..."Oh yea, I was sick. I'll call tomorrow."

Okay, so he did call. Went over and diagnosed the issue. Quoted a price. I accepted and he texted me he would be over "tomorrow" (that was Wed, yesterday) to get it done. Great, I say!

This morning my tenant calls and is NOT happy. No show, no call, nothing.... I text him. "Oh yeah, had a family emergency."

Sound familiar, like a tenant who never has the rent for reason X, Y, or Z?

I gave the job to one of my other guys who had some free time and texted new guy. "My tenant was VERY upset. This is the second time I've had to initiate follow up contact. I'll pay you $X for a service call, and we're done. Send invoice to abcrentals....etc."

He responded please give me another chance, I'll make it right....blah blah blah....just like the tenant who always promises to have the rent but then next time there's another excuse. I have this thing about responsibility....

If this had been one of my long-timers, I'd have given him a second change (well, really a third chance). As is, I told him thanks for the offer but the decision is final.

What steps do you take to help avoid situations like this? I normally pay $40 - $60/hour for skilled tradesmen like electrician, plumber, etc. A fully licensed operation of this sort with permits and an office will do the work for $70-$80, no babysitting, and often same day response, so I see no reason to pay any higher for sub-par service / "my dog ate my homework" shenenigans. --173.19.x.xxx

Screening Contractors (by Doogie [KS]) Posted on: Jul 19, 2018 11:35 AM
Message:

I often wonder the same thing Sid. The only way I know to screen a new contractor is to give them a small job and see how they handle it. This seems to be what you just did. 2 times of not following up and blowing off the job, that's a bit much IMO. I would have done the same thing as you. Once the second time blowing the job off happened, call in the regular guy and fire the newbie. It's unfortunate. I think handymen could actually make a pretty good living if they were good, reasonably priced and punctual. So many of them aren't though that it's ridiculous. --98.175.xxx.xxx

Screening Contractors (by AlyM [NJ]) Posted on: Jul 19, 2018 12:44 PM
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I guess give them a small job when you are not under a time pressure like replacing an outside faucet. I have to do that as I am tired of paying too much to my long time plumber. I have used the online services but the guys who come out really don't seem to know what they are doing which is why they are using an online service to get work. I don't bother getting estimates for small stuff. It needs to be fixed so if they are coming out they are going to be fixing. Time is money. --73.178.xxx.xx

Screening Contractors (by Robert J [CA]) Posted on: Jul 19, 2018 12:57 PM
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I am a licensed contractor myself and a long time landlord. When I need to hire a new contractor, I go through a referral service that the "contractor" pays for the leads. If they won't call me back or do the job, they are out between $50 to $100. Two or three contractors are give my information and are in competition for my business.

The referral service check out the contractors and offers information to the consumer. Also I check them on the State Contractors Web Site. --47.156.xx.xx

Screening Contractors (by NE [PA]) Posted on: Jul 19, 2018 1:22 PM
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The part to fix that leaky faucet is about $1.50. Time? Maybe 1 hour including purchasing the part. Same day DIY service to a tenant? Priceless. --50.107.xxx.xx

Screening Contractors (by NC INVESTOR [NC]) Posted on: Jul 19, 2018 2:02 PM
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Like Robert I always use a referral service where they are paying for leads and more importantly I get to read reviews by real people. It also allows me to get competitive pricing. So far I have had excellent results with this approach.

I also use existing contractors that are good give me referrals. I've found that contractors who are already working for you will only refer people whose work and dependability is equal or better than their own. --71.75.xx.xx

Screening Contractors (by Sisco [MO]) Posted on: Jul 19, 2018 2:37 PM
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Sid, I too have been short handed and struggling to find good tradesmen. My situation has improved recently. I had failed to effectively network in my community over the past 6+ years.

A few Rotary Club meeting and I again have several good sources. The old civic clubs still work. --72.172.xxx.xx

Screening Contractors (by Amy [MO]) Posted on: Jul 19, 2018 3:00 PM
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Hi Sid,

You did the right thing. No call, no shows =no job.

Not sure there is a way to avoid this happening, besides testing just as you did. --136.32.xxx.xxx

Screening Contractors (by Dave [MO]) Posted on: Jul 19, 2018 3:04 PM
Message:

Unfortunately it happens. I also quit giving 2nd chances when I do, I get burned again. With that said. NE, is correct less than an hour.

Thats the only job I still do as a LL because it take less than 30 min. and you can do it with a phillips screw driver and a present wrench. I carry a pack of seats and springs with me.

He missed an easy 40.00 service call and future business.

Call Locke Supply and ask for a couple of local contractors that do service calls for local LL's. --159.118.xxx.xx

Screening Contractors (by J [FL]) Posted on: Jul 19, 2018 3:08 PM
Message:

What do you think about a GC who wants 50% labor costs paid upfront?

I just had someone bid this...I was a bit taken aback because I haven't had people ask for this before. But I was reading online that it is becoming more common? --72.188.xxx.xxx

Screening Contractors (by NE [PA]) Posted on: Jul 19, 2018 3:10 PM
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J, why on earth would anyone hire a GC to fix something like his? --50.107.xxx.xx

Screening Contractors (by J [FL]) Posted on: Jul 19, 2018 3:13 PM
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"J, why on earth would anyone hire a GC to fix something like his?"

No, I'm not talking about Sid's OP...I mean for a large project with a lot of different tasks. --72.188.xxx.xxx

Screening Contractors (by Chris [CT]) Posted on: Jul 19, 2018 5:12 PM
Message:

Contractors are tough, I'm into some of them for hundreds of thousands a year in billing and they still blow me off.

Its like herding cats. --24.45.xxx.xxx

Screening Contractors (by fred [CA]) Posted on: Jul 19, 2018 8:31 PM
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J[FL],

In my state, a contractor has limits on the amount of deposit he can request: 10% of the total job up to $2,000.

That makes asking 50% up front illegal.

Too many contractors asked for large deposits and vanished with the money. --99.59.x.xxx

Screening Contractors (by BRAD 20,000 [IN]) Posted on: Jul 19, 2018 9:09 PM
Message:

Pfister faucets = no service calls by anyone.

So much new construction here I can’t even get contractors to show up.

BRAD --68.50.xxx.xxx

Screening Contractors (by cjo'h [CT]) Posted on: Jul 20, 2018 12:05 AM
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Chris,they know you're good for it,otherwise they wouldn't trust you! Where are you in Connecticut,I'm in New Haven near the Park.........charlie............................................. --174.199.xx.xxx

Screening Contractors (by cjo'h [CT]) Posted on: Jul 20, 2018 12:14 AM
Message:

J,he wants 50%UP Front,tell him to go..scratch..his a..................charlie.........................................and then................................................ --174.199.xx.xxx

Screening Contractors (by elliot [RI]) Posted on: Jul 20, 2018 3:09 AM
Message:

I am with NE on this..

By the time the "contractor" did go and gave you a quote.. probably 2 hours of his time has been spent on this.. And your tenant is still waiting 3 days later...

Small tasks like that is hard to hire out unless you are willing to pay or have a handyman on payroll.

I would hire out big jobs or jobs that need permits (heck, I don't even hire those out today)..

I am at a point where I can afford a full time or a handyman.. I am contemplating to let go the control, dish out money, hire a property manager/handyman.. Knowing that the qualify will suffer.. What would you do?? --71.232.xxx.xxx

Screening Contractors (by J [FL]) Posted on: Jul 20, 2018 3:44 AM
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Yeah, I'm not going to agree to that...thanks. --72.188.xxx.xxx

Screening Contractors (by Chris [CT]) Posted on: Jul 20, 2018 4:52 AM
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Part of the problem is that its a leaky faucet, its not a quote and come back kind of job.

Faucets are cheap, buy a new one and send your handyman over to swap. --24.45.xxx.xxx

Screening Contractors (by NE [PA]) Posted on: Jul 20, 2018 4:58 AM
Message:

That's right Chris, most plumbers would have an assortment of these parts on their truck. It is a shower faucet, so not as easy to switch the whole unit, but the part that is bad is SUPER EASY to change. --50.107.xxx.xx

Screening Contractors (by S i d [MO]) Posted on: Jul 20, 2018 6:36 AM
Message:

Thanks for all the advice. I picked up some good tips and will implement ASAP.

To wrap up, this fix was more than just swapping out cartridges. It appears the faucet guts were buried too far back in the wall to get a wrench around them to pull the cartridges. Both the original plumber and the guy I sent over yesterday agreed on that independent of each other. Requires pulling off a piece of the surround, cutting into the wall, etc. So no, this is not a "Sid should do this on his own" type of repair. My usual guy estimated a 4 hour job. --173.19.x.xxx

Screening Contractors (by Nicole [PA]) Posted on: Jul 20, 2018 9:31 AM
Message:

for anyone other than a "real" contractor ...meaning a business other than their house, employees, etc , I give them a smallish job or two that can be done any time ... in other words, I'm not placing restrictions.

One of my top criteria is show up and get it done. As this original post is about, that just doesn't seem to happen every time as it should. It's not the pay as I don't haggle ...I pay what they charge... may not use them again, but I pay what they feel they are worth.

The past 5-10 years I've been using "real" contractors for a lot of things that are either too difficult or too time consuming for a handyman. A plumber may charge more per hour, but he's got most things in his van and can work faster than the handyman. A guy who is on the roof every day is much more comfortable than a guy who goes up on a roof every few months. --72.70.xxx.x

Screening Contractors (by Sam [NY]) Posted on: Jul 20, 2018 2:59 PM
Message:

I'm a contractor, and paying 10% in advance is the limit we are suppose to ask for up front. I won't work for less than 50%, which is technically illegal. I think the attorney general is only going to get involve if wrong doing occurs on the contractors part. Home owners, landlords, property management companies and companies regularly default on their obligation so asking for half up front reduces a contractors financial loss from customer not paying the bill. I'll do a small job of a few hundred without money upfront, but anymore and I want half down. The exception is if you are out of state, I might insist on being paid in advance. --108.176.xxx.xxx

Screening Contractors (by Robert J [CA]) Posted on: Jul 21, 2018 8:30 PM
Message:

As a contractor, I can only take $1,000 or 10% down, which ever is less. This unless I provide a payment and performance bond. Then I can ask for anything I want.

Many landlords talk a good game. Even though this is insurance work, they "claim" they will make progress payments with their own funds -- I need not worry about getting paid. Right.

On landlord of many expensive homes hired me to do the repairs after the Malibu Fires. She signed a contract that I will be paid within 5 days after submitting a bill/invoice.

So I and my teams come with my 10 ton truck an did the clean-up and demolition. Then I hauled the trash to the dump. I submitted my bill for the clean up portion of the contract and the owner said, she was going to WAIT for the Insurance money.

I told her that she has a mortgage and is getting some FEMA grants. Each check has to be signed by her contractor, Bank and FEMA. This process will take months for each check. So my contract let me get out of doing work until I got paid. A 60 to 90 day job took 2 years to complete...She had loss of rent coverage so she didn't care. --47.156.xx.xx

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Screening Contractors

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