Fix or leave it?
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Fix or leave it? (by Robin [WI]) Sep 20, 2021 11:59 PM
       Fix or leave it? (by dino [CA]) Sep 21, 2021 12:43 AM
       Fix or leave it? (by BRAD 20,000 [IN]) Sep 21, 2021 1:50 AM
       Fix or leave it? (by Robert,OntarioCanada [ON]) Sep 21, 2021 1:53 AM
       Fix or leave it? (by Robert J [CA]) Sep 21, 2021 2:03 AM
       Fix or leave it? (by Rick [IN]) Sep 21, 2021 8:00 AM
       Fix or leave it? (by DJ [VA]) Sep 21, 2021 9:00 AM
       Fix or leave it? (by plenty [MO]) Sep 21, 2021 9:45 AM
       Fix or leave it? (by myob [GA]) Sep 21, 2021 11:00 AM
       Fix or leave it? (by Ray-N-Pa [PA]) Sep 21, 2021 8:15 PM
       Fix or leave it? (by MAT [PA]) Sep 24, 2021 7:02 AM
       Fix or leave it? (by LisaFL [FL]) Sep 24, 2021 8:51 AM

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Fix or leave it? (by Robin [WI]) Posted on: Sep 20, 2021 11:59 PM

I'm in the midst of doing another round of maintenance and safety visits. I always text the tenants in advance to ask of any problems that they're aware of. Inevitably, I find problems that they haven't reported. Of course I fix the wobbly toilet and the leaky pipe in the basement. But which of the following would you fix if they haven't reported it?

--interior door missing doorknob

--shower diverter stuck in the up position

--particleboard vanity starting to swell and lose paint due to water

--torn screen on storm door

--front door sticking a little on the bottom

--missing pull chain on basement light fixture

--squeaky hinges

None of these are a health or safety issue. They won't cause damage to the house if not fixed.

The perfectionist in me wants everything in good functional order. The cynic says, "As soon as you fix or replace it, they'll break it or the wear and tear cycle begins." What is your metric for deciding which repairs to do?

Fix or leave it? (by dino [CA]) Posted on: Sep 21, 2021 12:43 AM

If I were a tenant attorney, and tenant was behind on rent, I might claim that:

--tenant was suffering from repeated insect bites from torn screen,

--peeling paint on vanity was a health hazard,

--missing pull chain on light caused tenant to fall in dark room,


So you should not be so quick to assume there is nothing requiring attention.

Several are likely to be quick fixes.

If you do them all, some maybe sooner than others, you protect yourself.

I also like everything in good functional working order so unless you are not concerned if tenant moves....

Fix or leave it? (by BRAD 20,000 [IN]) Posted on: Sep 21, 2021 1:50 AM


We fix them all. Be blameless.

It’s “broken window syndrome” - once a window is broken the kids and vandals think it’s OK to break another, and another…pretty soon the neighborhood is a slum.

In a house the residents will not do their part to care for the home.

We stick to my 200 point checklist as our standard. Decision made. No need to agonize over lists or the helpers to not know what to do. Just keep up the checklist.

Fix it now or fix it later but lose the credibility while it’s broken.

A biggie is that we don’t rent it until everything is repaired and clean. Helps us get better people.

Also, people will complain and leave over the most petty items. Jeffrey teaches that lack of repairs is the #1 reason people leave.

I just read a National report showing that prompt repairs was in the top three reasons renters renewed and referred their friends.

Plus they will have photos for court.

Git er done!


Fix or leave it? (by Robert,OntarioCanada [ON]) Posted on: Sep 21, 2021 1:53 AM

In rental units it is better option to use commercial locks which are more expensive upfront but stand up to abuse along outlast Grade 3 locks many times over. It is always to keep a list of repairs done so in the future if tenants look for a excuse not to pay rent then there is list of time and repairs. Sometimes a small repair will prevent a serious problem where all the repairs can be done at once. Having all faucets all the same brand along with other parts is a better option where can stock spare replacement parts. Last month bought some bathroom lever locks sets for the bathroom for the house at the Habitat for Humanity restore for $20 dollars which are heavy Grade one door lock. For receptacle covers metal is more difficult to break.

Fix or leave it? (by Robert J [CA]) Posted on: Sep 21, 2021 2:03 AM

I would take digital pictures with a time and date stamp AND print them out and save in the tenants file. Then I would send the tenant an email asking why they didn't report these repairs to me and "Who broke them".

Only serious problems that are health, safety and damaging my property would I fix that day. The rest I would schedule a return and save receipts and take more pictures.

Then when the tenant claims I never fix things, I have proof they didn't report things and that with pictures they had broken during the tenancy. (Pictures before they moved it). One tenant claimed I made the hole thing up but hadn't replied to my emails saying they didn't do it butinstead granted me access to fix.

Fix or leave it? (by Rick [IN]) Posted on: Sep 21, 2021 8:00 AM


Fix or leave it? (by DJ [VA]) Posted on: Sep 21, 2021 9:00 AM

As others have said, you'll probably need to fix them.

BUT, first give them written notice that they are in violation of the contract that says they will keep the place clean and in good repair & notify you quickly of item needing repair. (as long as it says that, of course) Remind them that they are responsible for the damage & cost of repair of: (list everything)

THEN repair and BILL the tenant to pay for it NOW.

Fix or leave it? (by plenty [MO]) Posted on: Sep 21, 2021 9:45 AM

If I had nothing else to do. Fix all. If I was going in vacation in two weeks I wouldn't fox anything. Try and get enough of a list for it to be worth your time and effort to be gone for the day with a truck of tools and talent. You said nothing is health or safety. So I'd have a running list and catch these items while there for some other reason. But I'm also hiring more out and I would not send a handyman for one of these task. Agree on something's would quickly be missing or broken again. The light might be better served with a motion light, so no pull string.

Fix or leave it? (by myob [GA]) Posted on: Sep 21, 2021 11:00 AM

On SFH's. WE don't call for the "HONEY DUE LIST" 2 times a year we get inside to do the fall and summer visits. Check filter in furnace/ac test smoke alarms. Turn either heat or ac on to make sure it calls up.

Sometimes a tenant will have items "honey list" but there not done that day or week. Every month outside check is done. Roofs cleaned off-- limbs etc..

Fix or leave it? (by Ray-N-Pa [PA]) Posted on: Sep 21, 2021 8:15 PM

Fix is one part that you have heard.

A torn screen on a storm door is typically not normal wear and tear - so I would consider that a billable item. The others, I would suck up. Billing someone for a squirt of oil is the ultimate in cheesie

Fix or leave it? (by MAT [PA]) Posted on: Sep 24, 2021 7:02 AM

For the most part, I fix stuff like that when I see it. I figure I'm going to have to fix it when they move out, so I'm better off doing it now while I'm being paid. After they move out, it just drags out the turnover process, when I'm not being paid. --100.34.x.xx

Fix or leave it? (by LisaFL [FL]) Posted on: Sep 24, 2021 8:51 AM

It depends on the tenant and the item. Normally if it see something that needs to be repaired I fix it.

But when I see their animal has destroyed a blind that still functions well enough I’m not going to go through the trouble of replacing it so it can be damaged again.

Had one totally ruin a custom made laminate countertop by putting hot pots on it. Too big of a job to tear out and replace to have to do it all over again when they moved.

Dog scratched to death door trim, no sense in replacing until dog is gone.

Ripped screens, cabinet knob falls off, rotted fascia boards, sticking door, broken AC return latch, missing fence slats, loose towel bar etc….would get fixed.

The vanity thing would depend on how/why it’s been damaged. Might get patched but would not be replaced until the careless tenant was gone.

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