When a fix is not enough

[Jaren Woeppel]

Hello Bigger Pockets, I have a great tenant that has been in my rental for going on four years now. It is an out of state rental, but I recently fired my property manager and decided to manage it myself for the time being, because I was doing all the work anyways. As I said, my tenant is wonderful but I have a repair issue I need bigger pockets advice on. My tenant called me about the back sliding door not locking correctly and the screen door (the one that goes with the sliding door) not creating a tight enough seal to keep all bugs out. So I promptly sent a maintenance worker over there and he fixed the lock and purchased a screen door to replace. In a few days, I received another call about the lock not working again and the new screen door did not fit. So the maintenance worked went back again, put a new locking mechanism and handle on the door. The door is working properly for now, but the tenant really wants a new sliding door installed. I want to keep the tenant happy, but is that a CAPEX that is not necessary at this point? I'm torn because I want to keep the tenant happy, but the door is without a doubt in working condition right now. What should I do? Thank you Jaren

[Josh C.]

Over the past four years how much maintenance have you spent there? If the answer is very little then I'd replace. Good tenants are worth more (and cheaper than a turn over) than the $750 or so you could get it done for. If you are worried they may leave ask them to sign a 2 year extension and you'll put in the door. That's what I'd personally do and what I'd recommend to my pm clients.

Good luck