How do you structure your team? Handyman vs Specialists

Question

I have been renting for a year. I have two rental properties. So far whenever there have been issues I couldn't handle I have called specialists (electricians, HVAC technicians, etc.) Someone suggested I get a handyman and lately I have been thinking that despite having a few contractors I have relationships with that have done quality work I don't really have a "team" or collection of people to call on that I trust for fair pricing and good work and reliability. It works for now but if I'm going to scale from 4 units to 40 units I need something a little more structured and thoughtful so I can feel confident.

My questions are:

1. how have you structured your team?

2. What was the process by which you built it?

3. In what situations do you rely on a handyman instead of a specialist and what is the difference in terms of pricing (I'm sure it varies by area and I am in the Hudson Valley of NY)?

4. What other considerations should there be? I understand they should be insured and licensed when required but what else?

Mark Otto · Answer

I would suggest not using the word "team", a team is a group of people working together to achieve the same goal.  The word "team" gets thrown around on BP a little too much for my liking.  Everybody is out to make a buck, if they can make more money on project "B" then on your project "A" they are most likely going to follow the money.  So the group of people I rely on are plumbers (I have two a main guy I have been using for 12 years and secondary guy that I use occasionally, for when the main guy gets swamped).  I have a drain cleaner (Again a main guy and roto rooter as plan B). Plumbers hate cleaning drains.  I also have an interior wall crew, sheetrock, mud, tape and paint company that I have used for 12 years.  The backup is me.  I have a handy man that gets called on for all of the odds and ends that I can't get to.  My rentals are 2 hours away so I make a weekend trip once a quarter to go knock out a bunch of ticky tacky stuff.  But the handy man is there for an emergency, broken window, sump pump problems, door won't shut etc.

I want guys working on my houses that do not have that creepy factor, it sounds a little silly but my tenants are about 75% female college students so I can't have guys lingering around, they need to get the job done and get out.

Tone Church · Answer

@Mark Otto good feedback. Does your handyman sometimes handle anything that the others you mentioned also handle? What is the rate difference between your handyman and the others you mentioned?