issues with property management and concerns

[Prash Manohar]

Hello BP ,

I recently bought my first rental property and few months down the road facing issues with a nit picky tenant and a substandard PM company whose primary goal is just to appease the tenant (Unfortunately they are well known and thought would not have issues)

Long story short, recently they have been deducting claim amounts from my rent without even discussing or communicating  with me raised by the tenant. The tenant seems overly picky and is the kinda person who would raise a claim to fix a light bulb rather than doing himself/herself. For ex: they found 1 dead cockroach and called exterminator services which was approved by PM and was never communicated with me and they deducted from my rent. I sent them a nasty email asking for a refund and have a call set up this week. 

My questions are as follows:

1. I requested a refund for this stating this is clearly their fault and was not approved by me. Do PM companies refund in such situations? 

2. I guess I signed a 1 year contract with this PM company. If going forward they do not do as I say, can I terminate the contract with them w/o a penalty?

3. If in the future I decide to decline a quote arising from a tenant claim, what are the repercussions? As a landlord I have the right to decline, so if tenant is pissed can they stay without paying rent? I am OK with them leaving . I better find a new tenant than dealing with a nit picky one.

Thanks