Tenant does maintenance (by Candace [OH]) May 13, 2023 11:45 PM|
Tenant does maintenance (by Ed [CA]) May 13, 2023 11:57 PM
Tenant does maintenance (by Jim in O C [CA]) May 14, 2023 12:05 AM
Tenant does maintenance (by Robert,OntarioCanada [ON]) May 14, 2023 2:18 AM
Tenant does maintenance (by RB [TN]) May 14, 2023 7:13 AM
Tenant does maintenance (by Vee [OH]) May 14, 2023 9:08 AM
Tenant does maintenance (by Deanna [TX]) May 14, 2023 9:20 AM
Tenant does maintenance (by Ray-N-Pa [PA]) May 15, 2023 12:06 PM
Tenant does maintenance (by don [PA]) May 15, 2023 10:30 PM
Tenant does maintenance (by don [PA]) May 15, 2023 10:37 PM
Tenant does maintenance (by BRAD 20,000 [IN]) May 17, 2023 12:59 AM
Tenant does maintenance (by Candace Doler [OH]) May 17, 2023 2:28 AM
Tenant does maintenance (by Candace Doler [OH]) May 17, 2023 2:51 AM
Tenant does maintenance (by Robin [WI]) May 17, 2023 11:28 AM
Tenant does maintenance (by GKARL [PA]) May 17, 2023 3:58 PM
Tenant does maintenance (by plenty [MO]) May 17, 2023 4:26 PM
Tenant does maintenance (by don [PA]) May 19, 2023 1:59 PM
Tenant does maintenance (by Candace [OH]) May 19, 2023 6:02 PM
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Tenant does maintenance (by Candace [OH]) Posted on: May 13, 2023 11:45 PM
I have tenants who are responsible for their own maintenance up to $1,000 per incident. Then I pay the overage. These were initially lease option tenants who did not exercise their option before the time expired.
I have a tenant who may be interested in the same maintenance arrangement without having a lease option contract. His background is HVAC, plumbing, roof and gutter repair plus many other skills. Any idea what reduction in rent I should give him for taking on this role? Anyone have similar arrangements?
Tenant does maintenance (by Ed [CA]) Posted on: May 13, 2023 11:57 PM
I don't want tenants performing butcher-work cheap-skate repairs on my properties. --108.201.xx.xx
Tenant does maintenance (by Jim in O C [CA]) Posted on: May 14, 2023 12:05 AM
If the tenant Does the maintenance they could be deemed your employee and you would be responsible for any injuries on the job. Also, if they determine what Has to be repaired, will they repair everything that should be repaired?
To me, this sounds like a recipe for disaster to the landlord. --99.23.xxx.x
Tenant does maintenance (by Robert,OntarioCanada [ON]) Posted on: May 14, 2023 2:18 AM
Have done many types of repairs in house and rental units which requires special skills where any work done by tenants was substandard. Before a rental unit was rented went through tested all electrical, plumbing, heating, appliances where everything was fixed including removing traps then cleaning out. Ceramic disk washer less faucets very seldom break. Grade one or Grade two commercial locks last, ball valve shut offs always work. Niagara flapper less toilets last without many problems. Wired smoke alarms with battery back ups where battery is replaced every year. Every three moths if furnace replace filter. Electrical and natural gas is dangerous where would never trust a tenant to work on. So it is like before a plane takes off where the pre flight is done. --68.69.xxx.xxx
Tenant does maintenance (by RB [TN]) Posted on: May 14, 2023 7:13 AM
Not all opportunities are good ones, including this one.
But hey, go for it, and come back here and tell us how
wrong we were. --24.183.xxx.xxx
Tenant does maintenance (by Vee [OH]) Posted on: May 14, 2023 9:08 AM
Cancel the lease and sell - unless you have plans to marry the tenant, it will be quicker and cheaper to have a honeymoon and divorce than determine liability of this arrangement in or out of a courtroom discounting any medical expenses claimed by th tenant.The only way I see this working id when you have 6 or 7 figures of lottery winning you do not want to pay taxes on. --76.190.xxx.xxx
Tenant does maintenance (by Deanna [TX]) Posted on: May 14, 2023 9:20 AM
In general, my tenants are the types of people who would leave an issue un-reported, rather than come up with $x to fix it. Especially if it's normal wear-and-tear, rather than something they did. So because I want them to feel comfortable keeping me informed so I can protect my investment, I'm much more specific about how much liability they have with maintenance requests. ($100 for each plumbing call, just so I can have the ability to hold them responsible for flushed action figures or a kitchen drain stuffed full of grease and potato peels.)
Since your first people were lease-option people, they rent by lease-option rules. They have expectations of becoming homeowners-- great, you can start taking responsibility now.
But your second people are not. Are these random tenants who heard about your arrangement with the first tenants, and want to try something similar? If so, the answer is no, that arrangement is only for people who intend to pursue ownership. If they're the successors to the first people, then the answer is also no, for the same reason.
Whether your tenant is an HVAC repairman, or a dentist, or a yard guy, or a hamburger flipper-- you have your roles and responsibilities parceled out. They pay $x/month in rent, and you take care of maintenance/repairs/taxes. When you start blurring the line between which way the money goes, or what someone has to do in exchange for a discount--- that's a sure way for someone to be disgruntled.
(Random anecdote: I used to have an odd-job guy who would rent a house. The landlady promised him a free month of rent in December if he would mow his house plus the adjacent vacant lot that she owned, and keep them mowed all year. Guess who mowed all year. Guess who still expected December's rent paid in full.)
(Another random anecdote: I broke my rule for not employing the people I rented to, because he seemed so stable and awesome. Guess who was prompt and diligent about paying someone. Guess who was not prompt and diligent about the work given to him, or turning around and paying his rent on time. But guess who the one was who was hostile and angry. Hint: it wasn't me, I was the one who was sad and disappointed, but knew it was my own fault for breaking my rules.) --137.118.xx.xxx
Tenant does maintenance (by Ray-N-Pa [PA]) Posted on: May 15, 2023 12:06 PM
Without knowing how old the equipment you have or how often you would expect to use him, it is rather difficult to answer your question.
Where others see a problem, I see where maybe this could work out if you agreed to use him for repairs on your units where he isn't a tenant. If perhaps you were paying him only $75/hour for your trouble calls - he gets business and you get a reduction in service calls. There is an opportunity for him to over call so you will need to know, like and TRUST this guy - so check references on him.
I use a $250 deductible for my L/O tenants per repair. $1,000 is a bet on the roof and HVAC system only. That is a rather sure bet that YOU are making. You are betting the HVAC will not need completely replaced - but you are making that bet against the person you are hiring to make that assessment. What is going to happen when he says a new one will cost you $11,000?
If you structure this up wrong, your legal fees are going to wipe out any savings you might have had so I would just make them a preferred contractor. --24.101.xxx.xxx
Tenant does maintenance (by don [PA]) Posted on: May 15, 2023 10:30 PM
A. You do not want tenants doing (trying to do) maintenance.
B. In my state, and I believe many others, you cannot in a residential lease put maintenance on the tenants. Landlords must supply a habitable residence and maintain it in that condition. --73.141.xxx.xxx
Tenant does maintenance (by don [PA]) Posted on: May 15, 2023 10:37 PM
it will never work out. If you give him a flat credit on the rent each month, what if there is a major job required, as in a boiler cannot be repaired and has to be replaced at $4k? Is the tenant supposed to cover that? If you give him a credit on the rent based on each particular job done, then guess what, every time he is short on rent there will conveniently be a repair that he had to make.
The varied trades that you list, he cannot be expert in everything from roofing to plumbing to HVAC. He probably has cursory knowledge of those trades and can do basic jobs, aka a handyman. Nothing wrong with being a handyman, but there will be jobs that are too difficult for a handyman. If he does not know his limitations he could well make things worse. Tradesmen love to charge up a customer after someone else has bungled the job. --73.141.xxx.xxx
Tenant does maintenance (by BRAD 20,000 [IN]) Posted on: May 17, 2023 12:59 AM
My leases are “tenant does maint for a reduced rent”. We START with a perfectly maintained home so repairs by the res are minimal.
I still repair the roof, HVAC, Water heater, and underground drains.
Few renters would have $1000.
-Only hire people you are willing to fire.
-they sign my Independent Contractor Agreement
-start and test them with small, self contained projects
-written quotes ONLY! No ESTIMATES or hourly.
-pay for the job, NOT a rent discount
-hold pay if they owe rent. He signs it over for me to keep for rent.
-only give the pay if he is caught up and a good payer.
Tenant does maintenance (by Candace Doler [OH]) Posted on: May 17, 2023 2:28 AM
Thank you for your helpful response-good information --72.240.xx.xxx
Tenant does maintenance (by Candace Doler [OH]) Posted on: May 17, 2023 2:51 AM
Thank you for all responses. I didn't give you all the details of this 1 possible arrangement. He is currently employed by a Hvac company for several years. Before that he used to be employed by a roofer company, but as he aged the job was to hard on him. He has worked in plumbing too. He is 65+ yo and has been working on my houses for several years-does a good job and charges less than companies with a lot of overhead, mainly HVAC but also some roof repairs. gutter repairs and so forth. He wants to rent from me and I was just exploring this option-he would only work on his leased house as needed for a monthly reduction in rent and other jobs on any of my other houses would still be fee for service.
With all of the issues a lot of you brought up, it would get too complicated so I am dropping the thought. I had not even proposed anything to him yet. So I am going to charge him rent and continue paying him fee for service/materials when I give him jobs on any of my houses, including his rental.
Thank you again.
Tenant does maintenance (by Robin [WI]) Posted on: May 17, 2023 11:28 AM
I go on maintenance rounds about 3x/year. Each time, I reach out to tenants and ask them to notify me in advance of any maintenance needs. About 10% of the needs actually get reported. Another 5% when I'm there and they say, "Oh, btw, I'm having a problem with X." The rest (wobbly toilets, leaking water heater, slow drains, water stains on the ceiling, stuck doors) they seem completely oblivous to. For that reason, no. --104.230.xxx.xxx
Tenant does maintenance (by GKARL [PA]) Posted on: May 17, 2023 3:58 PM
I don't like reduction of rent deals. I normally set up these things where I pay for the work as it's done. I have had only one tenant that I've trusted enough to even do that with. --172.58.xxx.xx
Tenant does maintenance (by plenty [MO]) Posted on: May 17, 2023 4:26 PM
Keep your business and his business separate. If he does work for you, you pay him as requested. And you'll expect the rent to be paid according to the agreement. That's a business relationship apposed to codependent relationship. --172.59.xxx.xx
Tenant does maintenance (by don [PA]) Posted on: May 19, 2023 1:59 PM
Plenty---So if he owes you $1000 in back rent, and he does a job for you at a price of $750. you are gonna give him the $750 cash in hand? --73.141.xxx.xxx
Tenant does maintenance (by Candace [OH]) Posted on: May 19, 2023 6:02 PM
I am not pursuing this idea. Thanks to all who gave me their input.
I appreciate it very much.
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