Who can tenants call for emergency repairs, if I'm not available?

Question

I work a regular job, so I'm not always available. Plus, I've been called for an emergency water repair one time at 8 AM, when I was on vacation out of state!

What I'd like to do, is to give my tenants a number that they can call for repairs, a team of repairmen that's open 24/7, if the repairs can't wait and I can't be reached. The flip side of that, is

1) if they're open 24/7, they're probably going to charge a lot

2) if they're called out for a $3 plumbing problem, even for non emergency repairs, they'll charge $250, and

3) I need some safeguard from my tenant calling them for frivolous repairs, or from a tenant who is just purposely trying to raise my costs.

What suggestions do you have, and how can I find a COMPETENT team of people, who are AVAILABLE when they're needed, and have reasonable rates?

Shawn Thom · Answer

Do you have a buddy or family member who can take over while you are out of town?

I have a google voice number that I can transfer to my mom's cell phone.  I give her credit cards and a check book and a list of vendors I use.  I can also monitor google voice while I'm away in case she needs some help. I call, txt, or email to check in also.

Lynn McGeein · Answer

If you want to manage your properties yourself to save money, then you need to accept the fact that for some reason, it seems you are more likely to get emergency calls when on vacation or in the middle of the night than when it is convenient for you.  I only manage one property myself now, haven't had an emergency call from that tenant for years until I went out of the country on vacation, which is when her water heater went out.  If I don't trust the tenant, I arrange for a family member to accept tenant calls when I'm on vacation, and they will make the decision to call a repairman or whether it can wait until I return.  I do have a good plumber, HVAC, and electrician that I have used for years, and they will go out when needed and send me a bill.   If your priority is to eliminate the annoying calls, hire a property manager.  If your priority is saving the management fee, then just expect a few bothersome calls, usually at the worst times, and realize you chose that and it's worth the money you save to handle it.

Derek W. · Answer

It sounds like you may be stepping over dollars to pick up pennies...

Joel Owens · Answer

Yes we can't have everything.

My commercial clients get hands off investing but it's with larger properties that have scale. You can build in a system and have enough cash flow coming in to pay everyone.

EMERGENCY equals a big payday for repair people. Not all of them will do it. You don't want to be bothered while on vacation and they do not want to drop everything on their day off and handle a problem for you. You have to expect that will always come at a premium.

There is a difference between immediate emergency items and standard maintenance issues that can be scheduled in.  You don't want a handyman on the cheap trying to fix a serious problem. They will just cause you greater liability and more damage.

Chris K. · Answer

You don't have a big name utility company around you that offers service 24/7? Yes they may charge a emergency fee but in some cases you just gotta suck it up and pay.

Account Closed · Answer

Are you a long-distance  landlord?

Joe Gore

Jeff B. · Answer

I'm trying to avoid a property manager in order to save money. Once you have a tenant in, the lease is signed, and all the tiny move-in issues are settled, things are pretty much on automatic until the people want to move out. And even if not on 'automatic', there are very few crisis situations that can't wait. But repairs, like the furnace is suddenly out on a freezing cold day, or a water pipe broke, can't wait.

Account Closed · Answer

That is a good thought as long as you vet the PM, and you set the rules and get it in writing and get at least three references and make sure the PM has insurance, and you get a copy and call to verify.

Joe Gore

Derek W. · Answer

Have you thought about putting the priority with a good local property manager?  Then you never have to be on call, and a good manager will have a repair crew that charge fair rates.

Account Closed · Answer

You are a landlord now and so the cost comes with it, and yes you cannot  expect a repairmen to work for free, but most will charge a service call plus repairs, and a $200 service could save you thousands. Less say while you are enjoying your vacation, and you don't answer your phone and let it go to voice mail and when you do call back the tenant said I call, and you did not answer and the whole unit is flooded, and you need to put us in another unit. Now I know what you think  I can keep their deposit wrong. Get a good maintenance guy to take your calls and fix the problem, and then you will have a happy tenant, and you can enjoy your vacation.

Joe Gore

Who can tenants call for emergency repairs, if I'm not available?

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