I am a California Licensed Contractor with many trades and accreditation's including toxic materials. I am also a landlord/property manager. I set up a 24 number that tenants can leave me a message, text me or send pictures of issues. I trained them to give me permission to enter to effect repairs. So I have a record of the problem and permission to pass. Great.
Along come a partners son, fresh out of college needing a place to stay. The partners elect him manger and give him free rent. This is a large complex with 4 other partners, I only own 25%.
So a tenant has a stuck/broken garbage disposal and forgets to tell the new manager for 2 weeks. I have a storage garage on this property and go there at least 3 times a week. I have other properties nearby that I own by myself but use this large storage room for keeping extra appliances, etc.
Then the tenant reminds the new "Manger" this is disposal is still broken and backing up. So the manger waits 3 days and then at 5PM on a Friday alerts me of this issue.
I asked the important question, "When did the tenant notice the problem and when did he tell you"? How long have you known and how much after did you leave me a repair message.
He responded, two weeks ago the tenant had the issue with the broken disposal and then told me. In turn as manager I let you know when necessary.
I told them that I was at the property over 5 times in the last two weeks and I keep stock of new disposals in my storage garage. It's now 5PM on a Friday evening. That two hours round trip because you were jerks and took your sweet time letting me know. I'm happy to go out Saturday at 10am, not a second before.
He hung up the phone and called a plumber, spending $450 to replace a 1/2 HP unit with a 1/3 HP junk.
When the partners found out I didn't "JUMP" they said I would have to pay the extra $300 charge. I congratulated them on being jerks too. I value my time. For 15 years when I replaced a disposal, if I was there for other issues, I did not charge for travel time and limited my billing to around $125 -- for parts and labor, around 1/3 what others charge. But since you going to allow a tenant to ask for a repair half a month later and for the manager to take days to inform me, I'm getting out of this zoo and hand in the keys, I will NO LONGER fix anything. I know when I am not appreciated and not valued.
Over the next few months a partner had to open the door for each trades man, the forgot I was a partner, contractor with insurance and bonded..I had keys for everything, I'm also a lock smith.
When there was a turn over, I would remodel the unit for 1/2 (HALF) OF WHAT OTHER CHARGED. --47.147.xxx.xxx