Where/how do you find your maintenance and service professionals?

Question

Hi.

I hope my question is appropriate for this forum!
I am a rental property owner, but also own a licensed home improvement company although I do mostly smaller handyman jobs. I have been offering my services to property management companies and I do ok contracting for them. The issue is that they send my all over the place and half of my time is wasted driving around -- So I have been wondering, where do landlords go to find reliable turn-over or maintenance professionals? Do they just look up people on the internet, do they use services such as Thumbtack or home advisor? I don;t want to deal with any of those services, tried them and they don't work for me. Is there a forum, or a website that landlords and service professionals can exchange information without having to go through the middleman? I have not been able to find one ... and I think it would work great, if it existed. Let me know if you know of such forum/website and how you find your pros. Thanks all.

Tracy Streich · Answer

Look for your local Facebook groups that focus on investment properties.   Most investors are looking for good, reliable help.

Drew Sygit · Answer

@Max Dama it is so hard to find good maintenance help!

Part of it is the challenge you mentioned of driving all over for little jobs. Owners don't understand this as they only consider the time spent at a property - not the time to drive there, then to Home Depot for the materials, then driving back, etc.

INSURANCE: Are you insured? It's also a challenge finding contractors that actually have liability insurance, much less workers compensation insurance.

QUALITY: Quality of workmanship is also an issue. It's difficult to micromanage every maintenance issue, so contractors cut corners or do what's easiest for then as opposed to the most appropriate way. It's also difficult to get accurate and detailed bids from them. They want to do everything on a handshake went it sits them and give value numbers.

PAY: many small operators want to be paid in cash and/or immediately when they complete a job.

RELIABILITY: saved the worst for last. Contractors never know where their next payday is coming from or have to deal with jobs taking longer than anticipated. That is all understandable, but what is not acceptable is that they suck at communication! Instead of calling, emailing it texting that they are going to be late or have to reschedule - they just don't show up and force the customer to call them for updates. Yet they throw tantrums if your late paying them!

If you've got all the above covered, you should have no problem getting work.

Joseph Firmin · Answer

Hi @Max Dama, If there is a specific area that you are looking to obtain work, target it and market to it. Seeing as you're averse to Thumbtack and HomeAdvisor - make sure you are not averse to marketing in general. BP is a good place to go and search out landlords in your area and reach out to them. Updatey our profile, make it professional, get a website, etc. These things will go a long way in establishing credibility and willingness in more landlords wanting to work with you. In terms of another platform or forum - nothing is as big as BP, but local REIA FB groups and the NextDoor app will be your best bets. If you're looking to only service a specific area, go get a list for the properties in that area and start marketing directly to them.

Wayne Smith · Answer

there is an app called Next Door you can get referrals from your neighbors pretty easily.  I have also just asked someone that works in Home Depot.

Max Dama · Answer

Hi All.. Thank you all for your replies..  Firstly, yes I am insured, licensed (registered with state), established, and have a good website, and some repeat customers. I am 100% legit and legal and I do everything by the book.

As far as looking in BF, I just joined last night, and I think the terms of agreement doesn't allow advertising for your business?  Like I said, i just joined and have not had a chance to look into what I am allowed to post here in BP.  I'll look into that again, Thank you.

Looking for facebook groups was a great idea, thank you Tracy and Joseph .. I can't believe I didn't think about that!

Drew, thank you for knowing and understanding about the time it take to travel and go to homedpeot to buy supplies. Example, A client or landlord calls regarding a "door not closing" properly.  I ask for a text pictures, and still not clear what he is talking about.  So, I go to home depot, but 10 items that I think might be a solution to the problem and take it to the property, come to find out it was a simple adjustment of a screw.  Now I have 10 items on hand that I have to return the next day when I get another job regarding the toilet leak .. is it the flush, the valve, the supply line, the wax, the bolt and washer holing the tank, or is the leak from the shower and not the toilet at all?..  And how do I explain the owner or the landlord that the simple adjustment to the screw with no part used will cost him $75 min .. maybe $120 .. To me it doesn't matter if I had to go to tighten the screw  or install a brand new lock .. a lock takes my 15 min to replace and maybe $30 extra to buy a cheap set of lock.. so to me they are both the same, but a home owner doesn't understand that (and I can see why, I use to feel the same way) ..  it is a challenge.

When I got into this business, I was hoping to eventually streamline  the jobs that I am willing to do. For example I hate doing drywall jobs, it is messy, unhealthy, and time consuming and very difficult the estimate.  Now, chaining a toilet maybe a nasty job, but if I can do 2 a day and charge $200 (low end in my area), i can make $400 a day and even if i have to drive 4 hours for the 2 jobs, that is $400 for a 6 hours a day job.  Of course, if only things were that easy we would have all been rich..

Anyway, I am just talking out loud.  Thank you for listening and your suggestions .

Where/how do you find your maintenance and service professionals?

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