How long 2 handle Repairs
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How long 2 handle Repairs (by Robert J [CA]) May 18, 2019 9:40 PM
       How long 2 handle Repairs (by Steve [MA]) May 18, 2019 10:34 PM
       How long 2 handle Repairs (by JKJ [MA]) May 18, 2019 10:43 PM
       How long 2 handle Repairs (by fred [CA]) May 18, 2019 11:17 PM
       How long 2 handle Repairs (by WL [CA]) May 18, 2019 11:22 PM
       How long 2 handle Repairs (by JB [OR]) May 18, 2019 11:32 PM
       How long 2 handle Repairs (by Still Learning [NH]) May 18, 2019 11:34 PM
       How long 2 handle Repairs (by AllyM [NJ]) May 19, 2019 9:11 AM
       How long 2 handle Repairs (by Oregonwoodsmoke [ID]) May 19, 2019 10:39 AM
       How long 2 handle Repairs (by Greg [MO]) May 19, 2019 3:33 PM
       How long 2 handle Repairs (by CX [WA]) May 19, 2019 3:37 PM
       How long 2 handle Repairs (by 6x6 [TN]) May 19, 2019 4:29 PM
       How long 2 handle Repairs (by Ray-N-Pa [PA]) May 19, 2019 4:39 PM
       How long 2 handle Repairs (by WMH [NC]) May 19, 2019 5:25 PM
       How long 2 handle Repairs (by JB [OR]) May 19, 2019 8:58 PM
       How long 2 handle Repairs (by Ray-N-Pa [PA]) May 19, 2019 9:34 PM
       How long 2 handle Repairs (by Ray-N-Pa [PA]) May 19, 2019 9:34 PM
       How long 2 handle Repairs (by Pat [VA]) May 20, 2019 2:01 PM
       How long 2 handle Repairs (by Hoosier [IN]) May 21, 2019 4:11 PM
       How long 2 handle Repairs (by mike [CA]) May 22, 2019 12:21 PM
       How long 2 handle Repairs (by Robert J [CA]) May 22, 2019 12:32 PM
       How long 2 handle Repairs (by mike [CA]) May 22, 2019 12:39 PM

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How long 2 handle Repairs (by Robert J [CA]) Posted on: May 18, 2019 9:40 PM
Message:

Most of us here will respond to our tenants and schedule the repair within a reasonable time frame -- basically within a few days. But I'm finding many "investors", not professional "landlords" think they can take weeks to respond to tenants requests or needs.

How long will it take you to get someone out to deal with tenant issues such as a clogged drain, leaking faucet, broken outlet or something basic.

I will respond to any communication and let my tenants know when I or someone will be out -- at most the next day. Thank you! --47.156.xx.xx




How long 2 handle Repairs (by Steve [MA]) Posted on: May 18, 2019 10:34 PM
Message:

During normal business hours (8:00 AM - 5:00 PM) I try to make contact within 1 hour of receiving either text, voice mail or Email from tenants. Depending upon the nature of the problem, I or one of my people can be on site within an hour or two to assess the situation. Emergencies are handled immediately, things that can wait are put on our schedule to be taken care of at a date & time that are mutually compatible with mine & my tenant's schedules. --96.237.xx.xx




How long 2 handle Repairs (by JKJ [MA]) Posted on: May 18, 2019 10:43 PM
Message:

I check out the problem and fix it the same day Iím notified. If it is something I cannot fix, I.E. furnace problem, I call and get a tech out as soon as possible. But aside from the furnace I fix everything myself. --71.248.xxx.xxx




How long 2 handle Repairs (by fred [CA]) Posted on: May 18, 2019 11:17 PM
Message:

It's in MY BEST INTEREST to avoid further damages from problem such as water leaks.

This is the basic difference between the "investors" and us, the mom and pop LLs. --99.59.x.xxx




How long 2 handle Repairs (by WL [CA]) Posted on: May 18, 2019 11:22 PM
Message:

Two classes of tenants: The kind you want to keep and the PITA slow pays. Tenants who pay fast get fast service; tenants who are slow pays get slow service for non- emergencies. For the slow pays, my rental agreement specifies within 21 days upon written notice of the need for repair b/c I need 3 bids from contractors etc. I make sure the slow pays get the message about slow service.

Good tenants get repaired asap. --174.65.xx.xxx




How long 2 handle Repairs (by JB [OR]) Posted on: May 18, 2019 11:32 PM
Message:

It depends on the scope of the problem and how busy I am. If it is a clog that is something I try to handle right away. If it were a small faucet drip I might wait a week or more. Of course, if it sounds important or vital I make it a priority...within a day or two. If it sounds more trivial I'll tell them that I'll put it on my list and we'll take care of it at some point. --24.20.xxx.xxx




How long 2 handle Repairs (by Still Learning [NH]) Posted on: May 18, 2019 11:34 PM
Message:

Depends. No heat, no hot water, my plumber and heating guy will usually get right over there. Dripping sink, not an emergency so if my plumber can go same day great, if not I let him choose the day. I try to give leeway when I can so that when I need it same day they are there for me. Recently my electrician canceled on me for an emergency. My job could wait another day. There have been other times he has done same day work squeezing me in and working until 7 pm to give my tenants hot water. I know I have at least one set of renters that chose my unit because they felt I was responsive and trustworthy. Customer service is what sets us apart. --24.61.xxx.xx




How long 2 handle Repairs (by AllyM [NJ]) Posted on: May 19, 2019 9:11 AM
Message:

It depends on the repair. I can get plumbing out same day for a big issue and in two days for a little faucet leak lately. I can get handyman in two days or immediately if it's a serious issue but most handyman things I can handle myself so I would do it right away if its damaging. Electrician is a little harder. Example, I need a new ceiling fan put up and I am trying to juggle tenant schedule and his but hers still works though it clicks with use. It's been a week on that. He offered to come out next morning but she was busy. The main thing for me to do is go to the problem right away and assess it. I go same day or within minutes if necessary since I am only a couple blocks from the units. The investors need to know that time is money. Tenants leave if they can't get help and withhold rent. --173.61.xxx.xx




How long 2 handle Repairs (by Oregonwoodsmoke [ID]) Posted on: May 19, 2019 10:39 AM
Message:

The fast pays get fast service, the slow pays get fast service and the slow pays gets moved on to another landlord.

Some things get repaired as fast as I can get a service tech out to do them, which sometimes isn't easy to do.

I go out and meet all repairmen and supervise so the tenant doesn't have to be there. Tenants who make scheduling difficult and prevent or prolong repairs, get moved along to another landlord. it is difficult enough to get any sort of qualified repairman without the tenant refusing to let them in. --98.146.xxx.xxx




How long 2 handle Repairs (by Greg [MO]) Posted on: May 19, 2019 3:33 PM
Message:

We generally respond on most everything same day. Got lucky this past week. New tenant called late Thursday and said the central AC not cooling, my AC guy got over there first thing Friday AM and found compressor out but unfortunately he got very sick later that day and couldn't repair. Fate was on my side. When I learned he wouldn't be able to replace the compressor, just so happened one of my handymen was on his way back from picking up a used fridge and 2 window AC's I had just purchased that morning. I called my guy and redirected him to install the window units for new tenant! They were very happy and now we aren't under such a tight timeline to repair the central unit giving my AC guy time to get better. Good Day! --192.129.xxx.xxx




How long 2 handle Repairs (by CX [WA]) Posted on: May 19, 2019 3:37 PM
Message:

For something that can or is causing additional damages (leaking plumbing undersink cabinet, roof leak, etc.) I take immediate action to minimize additional damage repair costs.

Also for issues that impair basic functionality of the house: no hot water, no heat, no electric, etc.

Everything else, I respond ASAP but may not repair ASAP, explaining the reasoning and offering workaround as required. --71.212.xxx.xxx




How long 2 handle Repairs (by 6x6 [TN]) Posted on: May 19, 2019 4:29 PM
Message:

I do what I can myself so basic things are within 24 hours or sooner. Emergencies are immediately. Things like HVAC problem I just had I got right on it and did a very general look at it myself then got a tech scheduled to look at it ASAP. The compressor was bad but I had another unit I could swap with and the weather was really nice and comfortable during that time. The tenants were very patient and nice the whole time and had no problems with it at all. Right before that there was a plant fire at the end of the street and as soon as I found out I immediately texted my tenants and let them know and kept constant communication and updated them.

--73.120.xx.xxx




How long 2 handle Repairs (by Ray-N-Pa [PA]) Posted on: May 19, 2019 4:39 PM
Message:

Depends on the issue and the month.

If you get a call saying furnace doesn't work and it is January. I'll be getting someone over within 24 hrs and I'll be dropping off heaters within hours. If I get the same call and it is June, I would be okay if it too two or even three weeks. Who uses a heater in June when it is 78-90 outside? --72.23.xxx.xx




How long 2 handle Repairs (by WMH [NC]) Posted on: May 19, 2019 5:25 PM
Message:

Water? Immediately.

Depends on severity of issue but honestly really everything is as soon as possible. Why put it off??? --50.82.xxx.xx




How long 2 handle Repairs (by JB [OR]) Posted on: May 19, 2019 8:58 PM
Message:

Well sure. Glenn, I've got another job for you... --24.20.xxx.xxx




How long 2 handle Repairs (by Ray-N-Pa [PA]) Posted on: May 19, 2019 9:34 PM
Message:

I am seeing lots of ASAP.

I sure wish I could do everything ASAP, but not everything is really an emergency. Sometimes you need to set priorities. Other times there are other constraints. Those who said if the small problem can cascade, are absolutely right to jump on these jobs.

Answers here require solid judgement

--72.23.xxx.xx




How long 2 handle Repairs (by Ray-N-Pa [PA]) Posted on: May 19, 2019 9:34 PM
Message:

I am seeing lots of ASAP.

I sure wish I could do everything ASAP, but not everything is really an emergency. Sometimes you need to set priorities. Other times there are other constraints. Those who said if the small problem can cascade, are absolutely right to jump on these jobs.

Answers here require solid judgement

--72.23.xxx.xx




How long 2 handle Repairs (by Pat [VA]) Posted on: May 20, 2019 2:01 PM
Message:

We received a call from tenant last night at 8:30 and by 11:00 a.m. today the A/C was repaired. Can't happen like this about everything, but we do our best. --71.219.xx.xxx




How long 2 handle Repairs (by Hoosier [IN]) Posted on: May 21, 2019 4:11 PM
Message:

I usually get out to look at the issue within 48 hours...but it depends on the issue. If a water leak, either I'm there within 4 hours or I send a plumber.

As for the fix, again it depends. Usually within 2 days. --99.92.xxx.xxx




How long 2 handle Repairs (by mike [CA]) Posted on: May 22, 2019 12:21 PM
Message:

heaters, hot water and plumbing stoppages get same day...the law requires certain things and i comply.

water leaks are expensive...it's for MY BENEFIT that i get them fixed asap...i drop what i'm doing and deal with those pronto

other stuff depends on my schedule. the great thing about digital everything is that i can usually see a pic and have the parts when i arrive. i also use them for evidence. one tenant called and reported a blocked serer drain. i told him it might be time for a new toilet to take a picture of the bathroom and text it over. THE BABY WIPES I WARN THE KNUCKLEHEAD TENANTS ABOUT WERE ON THE BACK OF THE TOILET. i let him know the blockage was his expenses, as would be the cost to sanitize if his girl teenager flushed the toilet again before the thing got cleared

i have central A/C in two units and the tenants are advised on move in that they do not work and will not be made to work at my expense. i had one guy running the thing 7/24 and wanting ME to fix it. no. --76.176.xxx.xxx




How long 2 handle Repairs (by Robert J [CA]) Posted on: May 22, 2019 12:32 PM
Message:

The difference between a "professional landlord" and a "novice" is evident here. Most of the accidental landlords have no set policy and make their tenants "wait" a substantial amount of time until they get around to fixing something -- major or not. Thank you everyone for your detailed response. --47.156.xx.xx




How long 2 handle Repairs (by mike [CA]) Posted on: May 22, 2019 12:39 PM
Message:

on miscellaneous repairs i also ask when the condition was noticed...if the issue has been around for a month and they are just getting to it that makes it less of an emergency, unless it IS an emergency

--76.176.xxx.xxx



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