Repairs with rentals

[Justin Jocewicz]

Good morning all,

I scoured the forums, well, at least the first two pages of results and didn't see this question....so I hope it's not a repeat :-)

How do you handle repairs to rental properties?  What I mean, is the logistics.  

I just got bit by an old friend of the past called "repair man called with time window and doesn't show up". It only happened one other time, but man...is that a difficult conversation to have with a tenant!

I use a warranty company so that I just put in the service request and they coordinate with the tenant directly.  Unless it's something not covered by the warranty, it is pretty much hands off.  

Any and all suggestions are welcomed..and THANKS!