Usually, when I have repairs, I'll try and use it as an opportunity to hang around, see what's going on, see what caused the trouble, and lay my eyes on the general state of the premises. So even though the handyguy doesn't need my help being there, I like to be a third person so that the handyguy and the tenant aren't alone together, or the handyguy isn't alone, period, to avoid any he-said-she-said foolishness.

This way, I'm there to observe the status of the situation as it develops; the tenant has no ability to turn him away; I see problems as they occur; people are generally more polite when they have company; I hang out with the handyguy and tell the tenant to do whatever she normally needs to do; and everything goes pretty smoothly.

My tenants know that after moving in, I will do any repair they need, but after 30 days, they will have to foot any bill under $200, and I select the contractors.

It's all in the rental agreement.

Now to your story:

1. Do you want to sell your rental because a tenant is obnoxious and late on her rent?

Like Deanna (TX), I try to be there when repair people are. I also learn a lot about the systems, what the repair people are doing and how the premise is kept. With that, I give the tenant the chance to be there if they wish, otherwise, I will be there when they are not.

On plunbing it is a good idea to be there, for the reasons stated above. On a/c work I usually have the tenant meet the contractor. I call my contractor and they call tenant to schedule a time with the tenant. Tenant can explain the noise or situation to the contractor. I have an addendum that it is the tenant's responsibility to meet the contractor, it saves me time. I specify tenant cannot authorize additional parts , etc. Contractor calls me with any issues once he is at the apartment.

There is no reason for you to be on site, unless your goal in life is to become and land lord / plumber.

A qualified, reputable contractor should be able to do a repair without you watching over his shoulder. Your tenant needs to be required to allow access for repairs during normal business hours, however shes chose to do that via herself, a friend, a family member, a trusted neighbor/co-worker, leaving a key, etc.

In your lease, you should require the TENANT to provide access and to secure personal property, just like you would have to if you called someone to come work on your house. Don't let anyone tell you that's illegal/unfair/unprofessional: the big boy property management companies with 300+ units aren't sending someone over to be a helicopter parent for their tenants/workers. They send a letter that says:

"Your repair is scheduled on (date) between 2 PM - 4 PM. Please be prepared to allow access for our workmen. Thank you, Big Boys Property Management"

Here are your mistakes;

1. "I have a tenant who has been late on her rent". You should have served her for non payment otherwise it creates bad relationship, they don't see you as boss.

2. "I used her boyfriend who was a maintenance man to do some work for me on some of my other properties". Never hire your tenants to work for you.

3. "She notified me today that both toilets keep stopping up. I call a plumber to go see what needs to be done". You should have scheduled the plumber and TOLD the tenant what time you both were going to be there.

4. "I ask her if I should cancel him". You are in charge of the house , not your tenant, you dont ask them.

5. "I'm trying to work around her work schedule". You work around the plumber's schedule and that is what you TELL your tenants.

6. "sell it" . Yes sell because you let your tenants be in charge, not you.

Dee Dee,

What does your lease say? This is a common problem that should be determined in writing in the lease.

My lease is clear: if the res turns away a contractor the res pays the contractor's service call fee. My crew is $50 service call fee.

Present: if she has not paid why is she still there? Often late means she cannot afford it.

It's interesting that when the LL ALLOWS the res to stay for free (late or unpaid rent) the res feels more entitled and is difficult.

2 kids with 2 unreliable toilets - a NORMAL mother would LOVE to have them fixed at ANY time!

"Sometimes clog" probably means too big a load. If they grew up wit 4 gallon flusher that take a larger load they might need to be oriented to the modern 1.6 gallon toilets.

My first check would be for diapers and wet wipes.

Future: You call the contractor and authorize payment, then tell the res to call the contractor to set the appointment.

Stay calm, don't let her rattle you. Learn simple property/resident management methods. Renting is a PEOPLE business.

BRAD