How would you feel...if?

Question

You had an agreement (contract) with your Property Manager that they are to get your approval before they go ahead and do any work orders. I just got new tenants in:

week one we dispatched handy man because tenant complained of leak, fixed p trap in bathroom and while there we decided to clear dryer vent $155.00

Week 2 Tenant says hot air out of A/C dispatching A/C man... Fixed problem (they said what it was but can't remember specifics) = 143.00

Week 3 Tenant said shower head is broken, towel rack is loose and there was a leak at the washing machine bib. = $105.00

This was all done without my approval, I let the first two slide because I would have agreed to them fixing them both (not the dryer vent) I don't even supply the washer and dryer so them complaining of a leak on THEIR washer and cleaning the vent to the dryer doesn't make sense to me nor having to fix a shower head? How does that break, without force?!

How would you feel about this or react to it? I need to see if I'm over reacting, since they are technically breaking their contract.

Account Closed · Answer

Seems like your PM dropped the ball on having a walkthrough of the property..as you said, show heads don't break.

I would probably have your PM sign something in writing that all work orders are to be signed by you, otherwise they'll foot the bill..and the cleaning the dryer vent, that's ridiculous..take it out of their deposit, or bill your PM..

or maybe it's time to look for a better PM?

John Thedford · Answer

I would have a problem. Failure to follow instructions?  They are the PM and you are the boss. I would start looking for a replacement firm. When you interview new firms, make sure they understand you are firing your previous manager for failure to follow your instructions.

Derek B. · Answer

My guess is that your Pm either owns the repair company or is getting some kind of kickback. First pm i ever used:  they had a cap on $$ repairs they could perform without my authorization. I think it was $300.  Tenant moved in and they came out a week later and fixed *everything* like nailing down floor transitions and 2 trips with minimum $75 trip charge each time to replace a light switch. Not an exaggeration. I later found out that the pm owned the repair company.  They got the boot.

Travis Lloyd · Answer

Our lease states that all minor repairs under $100 are the responsibility of the tenant, and that the tenant should include proof of the issue and repair (photos and paid invoice) at the end of the month along with their FULL rent. The lease also states that the landlord is in no way obligated to reimburse them for those repairs, but may do so at their sole discretion.

Does it happen much? No. But it stays in the lease in case we need to deal with a problem (repair happy) tenant.

Daria B. · Answer

I would be upset if explicitly having them agree to terms and they (PM) went against that agreement.

And what's this about, "oh while we are here lets get a list of things to fix".

Before the tenant moved in did you or the PM do an inspection? That's what my PM does, with pictures.