Saved my self $1000 yesterday, questioning the PM

[Tariq B.]

Last week we had a tenant move into a new property, now I think we can agree as fellow landlords that it's pretty standard that when someone moves into a new place there is always something that needs fixing. So I was prepared or so I thought....

Prior to the tenant moving in they did an inspection on the place. They listed items such as:

1. Kitchen light not functioning.

2. Bedroom light only stays on when holding switch.

3. Trash in yard.

4. Fix counter (there was a blemish in the counter they wanted to fix)

4. One tile in drop ceiling in kitchen fell down due to leak in bathroom (uh oh)

* Number 4 I was very familiar with as I had an issue with a pipe before right where they were saying it was leaking (which also is right next to the toilet, this matters)

Anyways so tenant proceeds to move in and the first day or two I get a call, "Hello Mr. Bahay the tenant has called stating the toilet is leaking. Do you want to send your guys or we can send our own?" I was super busy that day and didn't want to deal with it so I said "send your guys."   

Next day rolls around I get another call from the PM. "Hey Mr. Bahay we sent our guy out there and keep in mind this is a guy that can do it ALL he will take care of all the issues that we found in the inspection and the toilet." My response, "Uh...yeah ok sure (I had forgot about the other issues my focus was the toilet) what's the price to do it all." She replies, "It's only going to be 1260, that's a very good price."

I will skip out on the remainder of the back and forth to keep this short but you can imagine I was taken back here I was thinking at most 300 bucks to fix the toilet and BAM hit with almost 1300 in fixes.

I asked her what was each price for the work, as in I wanted a itemized quote. She didn't have one and had to get back to me.          

She got back to me an hour or so later with the breakdown.      

1. Kitchen light not functioning. - $180

2. Bedroom light only stays on when holding switch. -130

3. Trash in yard. (by passers throwing their trash on the floor) - $150 

4. Fix counter (there was a blemish in the counter they wanted to fix) -220

5. Fix 1 1/2 bathtub pipe and Fix toilet - 580 (these items were grouped together which was kind of suspicious to me as I never saw proof of leaking bathtub, they even mentioned having to possibly replace the toilet lol)

Needless to say my BS radar started going off. As no one could tell me how these numbers were accurate and what were the actual problems. Both electrical issues were more than likely just two switches needing to be replaced....which would of equated to $310 just to replace two light switches.

For anyone that has been a landlord long enough knows 90% of the time a toilet leak at the base is either it is loose or the was ring is bad. His quote included just changing out the wax ring....the material cost....$87....that's one expensive wax ring.

So I told them I will send my guy don't worry about it. I had my guy call them up and schedule a time to go out there. Couple hours later he calls me up says there is no leak from the bath tub, the toilet it's self is fine but there is a leak and he was going to replace the wax ring. The kitchen lights are working fine and the tenants said they would take care of the trash outside. So right off the bat this is 500 bucks in bogus charges (kitchen light, leaking pipe and trash)

So if you are still following along I'm pretty certain the PM was taking advantage of an out of state landlord. I don't honestly think it was the PM personally I think it was their contactor, they told them what were potential issues and the contractor saw $$$ signs and went with it, after all who is going to question them. The PM took their word and passed it on, because after all they are only PM's not contractors.

This is why I think it is so important for landlords to take the time to learn the basics of every trade. I by no means am a amateur I'm pretty advanced in construction but even knowing just the basics would of made most peoples BS radar go off, saving them money. I also think it's important to know what the average prices per trade are, but that comes with experience.

So what was the final cost?

My guy charged me $203 dollars including materials. (he also fixed something else that wasn't on the list) which I don't know about you but that sure as heck beats $1260

Now what to do with the PM? would you address this or let it be? I am on the side of sending a stern email letting them know their numbers didn't add up and there was false information provided. How would you proceed?

Tariq