If you don't have a property manager, what about vacations?

Question

It seems that the BP community really supports use of property management services.  We (a couple) have a very small portfolio and are owner occupants in one of our buildings.  We question why some people with small local portfolios would use a PM considering all the stories on here about bad PMs.  Recognizing that everyone's needs are different of course...

Anyway.  For other landlords/REI who don't have a service, what do you do when you want to take a vacation?  A real vacation where you really want to (or by virtue of location, need to) disconnect? We've  done some things in the past with giving keys to trusted family members and other emergency contact #s to tenants.  We are looking for a real long term solution without just keeping our fingers crossed.  We've fixed/stabilized a lot at the buildings, but there is always a chance for the real emergencies or now with winter - snow fall.

What do you do and what are your thoughts?  Anyone use something like just a pay per service?

Thanks for taking the time to read and to anyone sharing their insights.

John A. · Answer

I've been self managing for about 4 years.  I only have two SFRs.  When I am going to be out of reach, I rely on other landlords in my real estate investing network.  They know what a real emergency is and what can wait until I get back.  I return the favor when they go on vacation.  I simply tell my tenants that I'll be out of touch for a week (or two) and if there is an emergency that cannot wait until I return, to call the number I provide.  This is just one more benefit of networking with local investors.

Fred Heller · Answer

I hate to break it to you, but a property manager can't disconnect. That doesn't mean you can't take vacations, but you need to be available to handle issues when they arise. And, I promise you, they will arise when you're trying to get away.

Now some issues can wait while other issues are more urgent. For the more urgent issues, it's good to have a stable of contractors you can call to deal with the problem.

Brie Schmidt · Answer

I self manage my Chicago portfolio and we just took a 5 week trip to Europe.

In this case it was a appliance issue and they wanted someone to be present.  So I paid my brother $20/hr to schedule the fix at his convenience and he has access to my keys and he went over with the repair guy.

A few years ago we had another fix while we were gone and I use handyman matters, so I had the tenant call and schedule the repair when they were available.  Handyman matters called me before the appointment and I gave my CC info over the phone.

Both providers I have used many times so I trusted them to handle it.  We take about 6-8 weeks vacation every year and I think only twice in the past 5 years has a tenant called.

Kimberly H. · Answer

When I was on vacation the out of the country the Saturday after this past Thanksgiving, a tenant called me because the 1st floor toilet was overflowing and she didn't know what to do; there was a sewer line blockage and the basement washing machine was trying to empty so the ejector pit was now ejecting through the first floor toilet...  Of course this is when I was standing on a mountain in a snowstorm wearing a Gropro harness over my jacket that made it that much harder to answer the phone. I called a plumber.  I learned from that experience that I should have a separate ring tone for tenants. In the end, it only ended up interfering with our trip for about an hour.

There is an agency run out of the Chicago area which I think may provide nationwide service at $50/month per property that will take those calls, call contractors on the list you provide them, and collect rent, list vacancies online, and a few other things. It's not a typical PM company that does inspections and showings.  However, even if we had a service like that, at some point during our trip that service would have called us anyway for authorization since it was a sewer line break which cost several thousand to repair.  Personally, I can't rationalize that cost just to not be annoyed during a vacation, but if you're interested, the name is Secure Pay One. I am not affiliated with them in any way, I have just talked to the owner a few times when she has presented at local REIAs. They have a little video on their blog which shows what services they provide. I vaguely remember hearing the owner say something about providing services for people for only when they go on vacation, so it may be worth checking out if that is  your concern.

Katrina M. · Answer

My former boss (an architect) owns maybe a dozen properties. He and his partner always managed themselves and used the secretary at this architectural firm to do some PM tasks like calling tradies and advertising vacant properties.

One day, when the boss and his partner were overseas and without regular phone contact, a tenant called and said his skylight over the bed is leaking, it's horrible and a disaster. I thought it was quite an emergency and called the carpenter and asked him to have a look.

The carpenter went there and decided the skylight must be replaced. He took it out and covered the hole in the roof.

The boss came back next week and wasn't too happy with my decision to call carpenter. Turns out, the skylight had been leaking for a while and he just ignored the tenant's pleas. He also wasn't happy with the carpenter's decision to replace skylight.

Anyway, he had to install the new skylight now and asked the secretary to order the same model. She did. When the skylight arrived, it did not fit the opening because the model sizes changed over the time. So he had to buy another skylight. Overall the expenses were some two thousand dollars (things are very expensive in Australia), which was probably half of the monthly rent.

I think the lesson/conclusion for you @Jerry N. will be to tell your trusted relative what decision they can make on their own, what they should consult you about and not try to save money on international roaming. :) You can also instruct your contractors to consult you if they get a call from your trusted relative.

Deanna McCormick · Answer

Your lucky to have trusted family,,  .. that and emergency contact list.. and you with a cell phone.. all is taken care of.  Your one step closer the the beach than some..

Jerry N. · Answer

Thank you @Michael Karl Thomas S. idea and see that as one reason to actually start going to RE networking events.

Also going to check out Secure Pay One and Handyman Matters.

Thanks again!

Thomas S. · Answer

What ever you decide never allow tenants to directly contact contractors. You must leave someone responsible in charge. Never give tenants any responsibilities regarding maintenance issues of any type. Tenants are not responsible enough to make decisions.

Rich N. · Answer

If you choose to be PM, you can not disconnect.  What you need to be is available at all times or have someone you can trust to make the right owner/PM type call (and you live by it).

You should have your set contractors already in place, so your trusted person can call them...so no surprises from the yellow pages.

Jennifer A. · Answer

We self manage 5 doors (soon to be 7) and take a few vacations per year. This last summer we were in the Smokey Mountains and without cell service at our campground. We did have service if we went into town every few days. Most of the time our tenants text us rather than call. Anyway, we had people we could call if something was needed but we didn't set up anything formal with the tenants. Otherwise I always just handle tenant issues when we are out of town.

If you don't have a property manager, what about vacations?

Most Popular Reply