Tenant does Maintenance
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Tenant does Maintenance (by Roy [AL]) Jun 2, 2021 8:45 AM
       Tenant does Maintenance (by Deanna [TX]) Jun 2, 2021 9:20 AM
       Tenant does Maintenance (by Still Learning [NH]) Jun 2, 2021 9:27 AM
       Tenant does Maintenance (by Roy [AL]) Jun 2, 2021 9:38 AM
       Tenant does Maintenance (by Jim [OH]) Jun 2, 2021 9:50 AM
       Tenant does Maintenance (by WMH [NC]) Jun 2, 2021 9:53 AM
       Tenant does Maintenance (by Oregon Woodsmoke [ID]) Jun 2, 2021 10:01 AM
       Tenant does Maintenance (by Oregon Woodsmoke [ID]) Jun 2, 2021 10:04 AM
       Tenant does Maintenance (by Robin [WI]) Jun 2, 2021 10:05 AM
       Tenant does Maintenance (by Roy [AL]) Jun 2, 2021 10:16 AM
       Tenant does Maintenance (by WMH [NC]) Jun 2, 2021 10:23 AM
       Tenant does Maintenance (by Robert J [CA]) Jun 2, 2021 10:25 AM
       Tenant does Maintenance (by Lana [IN]) Jun 2, 2021 10:30 AM
       Tenant does Maintenance (by Ken [NY]) Jun 2, 2021 11:40 AM
       Tenant does Maintenance (by Jason [VA]) Jun 2, 2021 11:51 AM
       Tenant does Maintenance (by don [PA]) Jun 2, 2021 12:00 PM
       Tenant does Maintenance (by S i d [MO]) Jun 2, 2021 12:07 PM
       Tenant does Maintenance (by Roy [AL]) Jun 2, 2021 2:46 PM
       Tenant does Maintenance (by WMH [NC]) Jun 2, 2021 2:51 PM
       Tenant does Maintenance (by Ray-N-Pa [PA]) Jun 2, 2021 3:27 PM
       Tenant does Maintenance (by Nicole [PA]) Jun 2, 2021 3:50 PM
       Tenant does Maintenance (by Vee [OH]) Jun 2, 2021 4:29 PM
       Tenant does Maintenance (by P.B. [MI]) Jun 2, 2021 4:54 PM
       Tenant does Maintenance (by Homer [TX]) Jun 2, 2021 5:38 PM
       Tenant does Maintenance (by Deanna [TX]) Jun 2, 2021 5:52 PM
       Tenant does Maintenance (by Jeff [CO]) Jun 2, 2021 6:18 PM
       Tenant does Maintenance (by GKARL [PA]) Jun 2, 2021 7:15 PM
       Tenant does Maintenance (by Jim in O C [CA]) Jun 2, 2021 7:53 PM
       Tenant does Maintenance (by S i d [MO]) Jun 3, 2021 9:40 AM
       Tenant does Maintenance (by Roy [AL]) Jun 3, 2021 10:17 AM
       Tenant does Maintenance (by Busy [WI]) Jun 3, 2021 2:47 PM
       Tenant does Maintenance (by Tarheel T [NC]) Jun 5, 2021 5:28 PM
       Tenant does Maintenance (by Tarheel T [NC]) Jun 5, 2021 5:28 PM

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Tenant does Maintenance (by Roy [AL]) Posted on: Jun 2, 2021 8:45 AM
Message:

I know some LL's who will give their tenants a rent discount each month if they agree not to call their LL for any repair that costs under $150.00. I know other local LL's that do Rent to Own make their RTO tenants handle all maintenance as part of their RTO agreement. No plumbing clog calls and if A/C quits working or the roof leaks, it is your problem not mine. Just make sure the rent is paid on the 1st.

My question is: just how well do these 'do not call me' tactics work with tenants? Has anyone figured out another way to transfer maintenance to the tenants AND the tenants actually do maintenance and not defer it? --68.63.xxx.xxx




Tenant does Maintenance (by Deanna [TX]) Posted on: Jun 2, 2021 9:20 AM
Message:

I have a $350/mo garage apartment.

We had our Snowvid storm in February.

The garage apartment was the only place that had a rough time, mostly since it is entirely electric, so its ability to heat was heavily affected by the rolling blackouts.

In February, I get a message saying that a water line blew off the bathroom sink, but he thought he could attach it. It came apart at the coupling. I'm like, oh! How responsible! and handy! and impressed, but I tell him to let me know if he has trouble with it.

March comes and goes. I replace the roof. He mentions nails.

April comes and goes. Everything is all about rent, which I collect mostly-weekly.

Mid-May. He's talking to me as I pick up rent at 8 pm, and mentions that I need to get a part for the water line under the bathroom sink. He zaps me a photo. His brother, who lives with him, is a former plumber, and says he needs a sharkbite and a valve to fix it.

So I pick up a sharkbite and the correct valve the next day. It's $11. I think to myself, "They've been going without hot water in their bathroom sink for two and a half months because they didn't want to spend $11 in parts?" (Side note--- Mr. "Former Plumber" wasn't able to give his brother an actual shopping list to give me; no sizes or diameters or names.)

I also have a $70 sharkbite tool. I don't mind entrusting them with $11 worth of parts, but I'm not about to leave them with my tools until the moment they're ready to use them. So I tell him, "Let me know when you need the part and the tool."

That was almost two weeks ago...

So, yeah.

My tenants are of a tier where they're more management-intensive. It's just one more thing that I'm better off being in control of. I'd have better luck if I was in a more urban area, and renting to people who would normally be homeowners, but don't plan to stay in the area long enough for buying to make sense. But alas, I am where I am, so I do what I need to do. :) --137.118.xx.xxx




Tenant does Maintenance (by Still Learning [NH]) Posted on: Jun 2, 2021 9:27 AM
Message:

I was watching a show on. HGTV last night called unsellable homes. The house had been a rental for 20 plus years with 2 groups of tenants during that time. The show hosts made a comment about rentals typically having more deferred maintenance than a house lived in by the homeowner. This had a porch overhang rotting and about to collapse, door added by tenant, crazy paint colors by tenant, flooring gaps, overgrown landscape like a jungle. I think pushing maintenance onto tenants is risky and possibly lowers your property value if it is either not done or done in shoddy way or by cutting corners. It makes me realize that as much as I want long term tenants in my multis, I would rather get a unit back every 3-5 years to get some maintenance done while itís vacant. --75.67.xxx.xxx




Tenant does Maintenance (by Roy [AL]) Posted on: Jun 2, 2021 9:38 AM
Message:

Deanna,

I hope to hear from LL's here who actually give their tenants a monthly rent discount in exchange for 'do not call me with your nickel & dime problems'. If your toilet is clogged, call a plumber and not me! --68.63.xxx.xxx




Tenant does Maintenance (by Jim [OH]) Posted on: Jun 2, 2021 9:50 AM
Message:

Roy, you are hoping and wanting free money in the form of little to no holding expenses. Sorry, that myth is not a reality. Even homeowners know that with ownership comes ownership costs.

I will never surrender my ownership responsibilities to a tenant in the hope they will claim ownership. Owners that really own, keep their properties maintained.

Just curious, do you live in a trailer? --184.57.xxx.xx




Tenant does Maintenance (by WMH [NC]) Posted on: Jun 2, 2021 9:53 AM
Message:

Sorry Roy - EXACT opposite here. We tell our prospects as we are showing a home for the first time, "PLEASE bother us. Call us, text us - TELL us if something needs our attention."

And we tell the story about the tenant who didn't want to bother us with that small water seepage around the toilet...until the toilet fell through the floor and DH was left have to replace the entire subfloor instead of a wax wring.

NO WAY are we leaving general maintenance to a tenant. Ever. --50.82.xxx.xxx




Tenant does Maintenance (by Oregon Woodsmoke [ID]) Posted on: Jun 2, 2021 10:01 AM
Message:

If I do it myself, it is done right.

Very early, nearly my very first tenant didn't want to bother me about a tiny leak in the roof. The leak dripped into the shower, so "it wasn't a problem".

When I got the house back, the roof decking was rotted, the wall behind the shower was rotted, the flooring under the shower was rotted. If they had called me when it started it would have cost $6 for can of roofing tar instead of thousands of dollars and complete gut of the bathroom.

That was my big lesson about how tenants take care of a house. I do not want my houses to have tenant level care. I want the care done right and immediately to protect my investment. --76.178.xxx.xxx




Tenant does Maintenance (by Oregon Woodsmoke [ID]) Posted on: Jun 2, 2021 10:04 AM
Message:

Roy, they are tenants because they don't want to do maintenance. They don't know how to do maintenance. They don't own the tools needed to do maintenance.

The tenant attitude is to not care about maintenance because it isn't their house. If the toilet falls through the floor, they simply move out. --76.178.xxx.xxx




Tenant does Maintenance (by Robin [WI]) Posted on: Jun 2, 2021 10:05 AM
Message:

I think you're chasing a unicorn, Roy. Think about how long it took you to learn those repair skills, doing it on a regular basis. Do you really think renters will have those skills, not to mention the tools, not to mention will they even NOTICE that the toilet is wobbly or that there's water leaking out from the base?

Now, I do have tenants who will mention when I come for a maintenance visit that they replaced the kitchen faucet, or cleared the clogged bathroom sink drain. One family installed new flooring in the kitchen and it looked nice. But to REQUIRE it? No way. I'm in there at least every six months to stay ahead of the game. --104.230.xxx.xx




Tenant does Maintenance (by Roy [AL]) Posted on: Jun 2, 2021 10:16 AM
Message:

I think you all are misunderstanding me here, which is nothing unusual.

I am referring to landlords who actually give their tenants a rent discount each month in exchange for "do not call me if your toilet is clogged". If the tenant does call, they are reminded of their rent discount. LL says "I can send a plumber to you, but you will be paying him and not me".

I just want to know how this works in the real world. --68.63.xxx.xxx




Tenant does Maintenance (by WMH [NC]) Posted on: Jun 2, 2021 10:23 AM
Message:

Well we know of one local Landlord who does nothing at his places, and has operated that way for years. Tenants do any maintenance, even roof leaks.

Now he's old and he's trying to sell some places...and he is getting *hammered* on prices. He had a duplex which, minimally maintained, would have been $200-$250K in its location. Ended up selling for $124k. Had another house that was so gross and reeked of mold...I'm not sure that one ever sold, but if it did was for pennies on the dollar.

He had a gold mine: a youth hostel and campground with multiple units. If it had been minimally maintained, it was easily worth a million or more. Ended up selling for $600k, I think it was and that was a generous offer.

Of course, who knows how much he saved by not maintaining over the years? No idea. --50.82.xxx.xxx




Tenant does Maintenance (by Robert J [CA]) Posted on: Jun 2, 2021 10:25 AM
Message:

Even when you hire a fully licensed insured contractor to do a job, once a price is set, THEY MAY DO CRAPY WORK such as fixing a broken part instead of replacing it!

The same is for a tenant. If they need to fix something, like clearing out a slow drain (washing machine basin sink). They may use a hose bladder and flush the line to the point the drain is moving. Then all of a sudden it clogs again and you have a $5,000 flood. The tenant should have used a property drain snake and removed the blockage and fully tested the drain.

I you allow a tenant to do work for pay or a discount, you will be asking for trouble!!!!!!!!!! Unless it's something simple like gardening for fun and your tenant is a senor pushing 80. --47.155.xx.xxx




Tenant does Maintenance (by Lana [IN]) Posted on: Jun 2, 2021 10:30 AM
Message:

I want notified period. Deferred calls lead to damage. Tenants have not a clue what is important and do not care about my places like I do. --216.23.xxx.xx




Tenant does Maintenance (by Ken [NY]) Posted on: Jun 2, 2021 11:40 AM
Message:

I have 1 tenant who does all kinds of work to his unit at no cost to me usually.I have hired him for small jobs in the past and tried to hire him full time but he has a job as a maintenance supervisor at a private scool and probably makes as much or more than i would pay.I do rent to owns and dont do anything at those places but no expectations as far as quality of work but most of them pay me off over time so i dont care how they live --72.231.xxx.xxx




Tenant does Maintenance (by Jason [VA]) Posted on: Jun 2, 2021 11:51 AM
Message:

I make tenants responsible for all plumbing stoppages regardless, but I only manage sfhís. I donít offer any kind of discount for this. Thatís part of my spiel at lease signing; ďI donít plunge toilets, so donít askĒ.

We have one (sketchy) management company in town that offers the maintenance discount. If a house rents for $1200 without the discount and $1100 with, theyíll advertise the rent as being $1100, but not mention ANYTHING about it being a discounted rent. They donít mention it ANYWHERE except for in the lease.

Most of this companyís properties are run down, infested, and gross. And the maintenance clause is most likely a contributing factor. --73.177.xxx.xx




Tenant does Maintenance (by don [PA]) Posted on: Jun 2, 2021 12:00 PM
Message:

In my state, in a residential rental, the tenant CAN NOT be made responsible for normal maintenance. I suspect it is the same in many other states. --73.141.xxx.xx




Tenant does Maintenance (by S i d [MO]) Posted on: Jun 2, 2021 12:07 PM
Message:

As with most questions, it depends.

The RTO situation you mentioned is different than the rental with maintenance discount for one major reason: "Skin in the Game."

In a typical rental, the tenant just pays their rent and lives there for somewhere between 1 month to their entire life time. They may come and go as they please. If they are not collectible and are will to "settle" for cheaper rent, they'll often let issues go unrepaired to the point where the place is all but uninhabitable, then scurry off to find the next victim. All they lose is a meager security deposit that's often less than a month's rent and in exchange rack in thousands in discounted rent. The land lord loses far more fixing deferred maintenance than they ever saved from not being bothered. These properties often deteriorate to being slums as the next tenant moves in and promises to "fix and clean" is exchange for less rent or no deposit, and the cycle continues.

In a typical RTO, the Seller collects a fee of several thousand $$$ up front and collects a premium rent (+$100 to $300 or so per month) that is applied to the purchase price. That tenant has ownership in mind and has serious motivation because they hope to own a place in good condition, so at first they do pretty good fixing the stuff they can. But then what usually happens (over 95% of the time according to RTO sellers I've talked with) is they can't improve their credit enough to close out the deal, so they stop fixing the places and leave a mess at move out because they know they're not getting a penny back, but probably not a lot of damages. The Seller pockets the fees and extra rent which is more than enough to cover for cleaning up the mess.

That's what I've seen happen. YMMV.

--107.216.xxx.xxx




Tenant does Maintenance (by Roy [AL]) Posted on: Jun 2, 2021 2:46 PM
Message:

Thank-you Sid for answering my question. Why did I even ask this question?

Back in 2018, at the last Mr. LL convention I attended, there was a nationally known investor/LL (name withheld) who gave a speech on stage about how he bought SFH and managed them. One of many things I remember him saying was that he gave a rent discount to his tenants if they did not call him for repairs! There were people in the audience who were gasping at hearing this. I did not find this shocking because I had already read it in his book.

Plus, I know local LL's who give those same rent discounts so they don't have to deal with their tenants nickel and dime problems,..like a clogged toilets and host of other nuisance issues. --68.63.xxx.xxx




Tenant does Maintenance (by WMH [NC]) Posted on: Jun 2, 2021 2:51 PM
Message:

I think a LL who allows the tenant to do all the maintenance creates exactly the type of house Roy looks for...! --50.82.xxx.xxx




Tenant does Maintenance (by Ray-N-Pa [PA]) Posted on: Jun 2, 2021 3:27 PM
Message:

In a period where so many folks are wanting to automate things, how are the residents suppose to learn how to do the routine things?

My move in process is long but my residents learn and get trained. So often do I hear on this site, my resident didn't do what they should do.....my question is how are they suppose to know how and when to change an air filter?

Not all residents are ready or able to do what I want them to do. For those, I charge them more and raise rents more aggressively. For those who elect to have a $100 deductible for repairs, I allow them to enjoy lower rents and smaller increases. --72.23.xxx.xx




Tenant does Maintenance (by Nicole [PA]) Posted on: Jun 2, 2021 3:50 PM
Message:

I can't help with the answer you're looking for because to me, many tenants will just ignore repairs rather than shell out $150. Actually, my tenants can't afford $150 extra without giving up something they want/need such as fancy Iphone, cigarettes, big screen tv, etc.

VERY unenlightened of me but I do like to rent to men as they will fix small things. Some women can't/won't. Every man I know has a screw driver, wrench and hammer and won't call to lighten a door knob, put a tack on the back porch rug, clean out a vent or filter. --72.70.xxx.xxx




Tenant does Maintenance (by Vee [OH]) Posted on: Jun 2, 2021 4:29 PM
Message:

I want to know what tool is there to push a sharkbite onto a pipe? They grip pretty well as an emergency type repair and to remove them you use a pliers to release the shark - bite- and it slide off so you can use the correct fitting - braze or PEX pinch or something like that. --76.188.xxx.xxx




Tenant does Maintenance (by P.B. [MI]) Posted on: Jun 2, 2021 4:54 PM
Message:

My tenants do their own lawn mowing and snow removal. If the lawn is not mown, in the Lease it states I will give a 7 day notice to mow and if not done I hire it done and the cost is added to their rent. I have hired it done only once in 18 years. (Mowing) Now the snow plowing doesn't bother me if not done, cause after they get stuck they learn. I have been asked to pull them out and have told them to call a tow truck. Works every time.

I have language in the Lease that reflects what is said above. --67.22.x.xxx




Tenant does Maintenance (by Homer [TX]) Posted on: Jun 2, 2021 5:38 PM
Message:

A buddy of mine does this, in the same area I am in, but he typically gets 300-400 a month less than I do. (. I am currently averaging $1600 a month). He actually has a few more houses than me, but I still make way more each year than he does. His houses are the worse looking houses in our area. The last two years I only spent average of 17k per year to maintain 29 rentals. I often see one of his lady tenants on the Facebook neighborhood group looking for help doing repairs around the house. I just donít want to be that type of landlord. But he is serving a need of cheap housing. --66.169.xxx.xxx




Tenant does Maintenance (by Deanna [TX]) Posted on: Jun 2, 2021 5:52 PM
Message:

Vee, not the pipe, just the coupling. The pex comes out of the floor, then you have the angle valve, then you have the supply line that links to the sink faucet. --137.118.xx.xxx




Tenant does Maintenance (by Jeff [CO]) Posted on: Jun 2, 2021 6:18 PM
Message:

Having tenants work for you in any capacity is a terrible idea for several reasons.

--76.120.xx.xxx




Tenant does Maintenance (by GKARL [PA]) Posted on: Jun 2, 2021 7:15 PM
Message:

I just had an applicant today wondering if I'd allow him to pull up the carpet in a certain area and refinish the hardwood floors. To me that's like someone blowing off the street and saying they can do construction work. I'm not going to allow that and I prefer that they call me with any issues. One thing I try to do is make sure that the places are fairly tight when they move in and that minimizes the calls. --172.58.xxx.xxx




Tenant does Maintenance (by Jim in O C [CA]) Posted on: Jun 2, 2021 7:53 PM
Message:

I stay from having tenants do anything that could be considered work/employment. Ability is one reason and should they get injured I would be their employer.

I'm in California which is a sue happy state. In California you could sue McDonalds if your big Mac is over or under cooked. --89.45.xx.xxx




Tenant does Maintenance (by S i d [MO]) Posted on: Jun 3, 2021 9:40 AM
Message:

Roy, I hope you check back because I had a thought regarding this after reading your most recent response.

You said, "I know local LL's who give those same rent discounts so they don't have to deal with their tenants nickel and dime problems"

If this is a concern, try treating it as a business profit center instead. What I mean is when tenant cause problems like clogged toilets, your lease should specify that they are responsible for those repairs. So you go unclog it (or better, send someone to do it) and then you bill them the cost plus your administrative fee.

Example, I had a tenant flushing tampons. The resulting clog and mess was $200. I billed her $250, and she paid. Haven't had a call for clogs since.

I fixed the issue and I got paid. That's how this business is supposed to work.

Good luck! --107.216.xxx.xxx




Tenant does Maintenance (by Roy [AL]) Posted on: Jun 3, 2021 10:17 AM
Message:

Sid,

In all of my years as a LL, I have never once plunged a toilet for any tenant. I always hired it out. The question here is becomes 'who pays for it'? --68.63.xxx.xxx




Tenant does Maintenance (by Busy [WI]) Posted on: Jun 3, 2021 2:47 PM
Message:

Roy, in case Sid was not clear ( he was) Sid paid drain contractor, tenant paid Sid cost plus. Sid got fifty dollars for being the middleman, and all he had to do was make one phone call, then send one bill ( and follow-up that tenant reimbursed him costplus. )

Fifty dolla pretty good money for that much work.... --172.58.xx.xxx




Tenant does Maintenance (by Tarheel T [NC]) Posted on: Jun 5, 2021 5:28 PM
Message:

i used to fo a few RTOs. I really depends on the quality of tenant. those with good jobs vs those on the system or at walmart mcd etc.

today i do sec 8 mostly and do all the maintenance. --172.58.xxx.xxx




Tenant does Maintenance (by Tarheel T [NC]) Posted on: Jun 5, 2021 5:28 PM
Message:

i used to fo a few RTOs. I really depends on the quality of tenant. those with good jobs vs those on the system or at walmart mcd etc.

today i do sec 8 mostly and do all the maintenance. --172.58.xxx.xxx



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