systemizing ordering and distributing supplies for STR

systemizing ordering and distributing supplies for STR

Real Estate Investor · Atlanta, GA · Member since 2016 · 286 posts · 67 votes

Hi, fellow STR investors

I have a question on systemizing the ordering, distributing and monitoring cleaning and kitchen supplies for STR operation and would love to hear your inputs:

As my portfolio increases, I start to have issues on providing and restocking supplies for cleaners. Several of my properties have about 45 minutes to drive and I don't live close to any of them. So I wonder: 

1. What is the best way to order the supplies (i.e., Airwick, toilet bowl cleaner, k-cups and toilet paper)? I am thinking to create a Google form. Every time when we need something, cleaners need to order them via the form, so that I could make the order and keep track of the consumption of these items per property. 

2. What is the best way to distribute them to different houses? I have a primary cleaner who cleans the majority of the house. One way is to ship these items to her house and let her to distribute to different properties. But I always have the gut feeling that this is not the best way to go. 

3. What is the best way to monitor the consumption of these supplies ? Let's be honest: most of these stuff are needed in every household and I am pretty sure that some of my cleaners occasionally used some items purchased for the properties (I used to have a 3be/2ba house to consume 12 rolls of paper towels within 5 days). I wonder how more experienced STR operators keep track of these supplies?

Any experience and feedbacks will be appreciated!

Lee

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John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
5y

I get most of this stuff from Sam's club. I can even order all of it with free shipping. Since we order in bulk it doesn't have to be replenished very often. Maybe once every month at most.

If the cleaners are taking stuff then they can just as easily take it from the house too. Not sure what to say about any potential theft, but easiest way is to have it shipped to the cleaners house or you go and personally restock once a month.

The potential theft is likely not significant on a yearly basis and if the cleaners are doing a good job and you are making money then I wouldn't lose sleep over it.

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    5y

    I get most of this stuff from Sam's club. I can even order all of it with free shipping. Since we order in bulk it doesn't have to be replenished very often. Maybe once every month at most.

    If the cleaners are taking stuff then they can just as easily take it from the house too. Not sure what to say about any potential theft, but easiest way is to have it shipped to the cleaners house or you go and personally restock once a month.

    The potential theft is likely not significant on a yearly basis and if the cleaners are doing a good job and you are making money then I wouldn't lose sleep over it.

  • Investor · The worst town to live in, KS · Member since 2016 · 4k+ posts · 4k+ votes
    5y

    Every now and then I'll have a group of 10-20 guys rent multiple places from me.  I know they will all leave the same day.  Before they leave I buy all the normal consumable supplies for each place, assuming they will all need restocked.  Toilet paper, paper towels, bath soap, dish soap, laundry detergent, those scrubby things for dishes, dishwasher detergent.  No garbage bags, I got a deal on 1000 13 gallon garbage bags.  Wal Mart.

  • Real Estate Investor · Atlanta, GA · Member since 2016 · 286 posts · 67 votes
    5y
    Originally posted by @John Underwood:

    I get most of this stuff from Sam's club. I can even order all of it with free shipping. Since we order in bulk it doesn't have to be replenished very often. Maybe once every month at most.

    If the cleaners are taking stuff then they can just as easily take it from the house too. Not sure what to say about any potential theft, but easiest way is to have it shipped to the cleaners house or you go and personally restock once a month.

    The potential theft is likely not significant on a yearly basis and if the cleaners are doing a good job and you are making money then I wouldn't lose sleep over it.

    John

    I totally agree with you, that as soon as I am making money, occasionally missing some items will not be a deal breaker for my business or my relationship with cleaners. That said, I still wonder whether there are "better" practice out there that will help "trust but verify", and could help me scale up as the portfolio grows.  

    I try to delegate these activities (i.e., restocking them monthly by myself) as much as possible, as I feel they are not the best use of my time. 

    Thanks again for your inputs!

    Lee
     

  • Real Estate Investor · Atlanta, GA · Member since 2016 · 286 posts · 67 votes
    5y
    Originally posted by @Paul Sandhu:

    Every now and then I'll have a group of 10-20 guys rent multiple places from me.  I know they will all leave the same day.  Before they leave I buy all the normal consumable supplies for each place, assuming they will all need restocked.  Toilet paper, paper towels, bath soap, dish soap, laundry detergent, those scrubby things for dishes, dishwasher detergent.  No garbage bags, I got a deal on 1000 13 gallon garbage bags.  Wal Mart.

    Paul

    Thanks for the advice! I wish my guests will check in and out at the same time, so that I could restock them all together. I will definitely check out the deal on trash bags! 

    Thanks again!

    Lee

  • Robert TinkerPro Member
    Rental Property Investor · Round Rock, TX · Member since 2019 · 251 posts · 159 votes
    5y

    My cleaner supplies almost all of those things. Built into the cleaning fee. Makes it much easier.

  • Real Estate Investor · Atlanta, GA · Member since 2016 · 286 posts · 67 votes
    5y

    Just some updates: I decided to create a Google Form, tracking property, name of the cleaner requesting items, item requested and quantity. I will then ship these items to the cleaner's house. This way, at least I could keep a good track of items being ordered for each property, how frequently they are being requested, etc..

    Thank you all for the inputs!

    Lee

  • Member since 2021 · 5 posts · 1 vote
    5y

    I have not used it, but have heard others say good things about Amazon Key. I could see how there would be multiple potential ups/downs to this system, so you should do your research to see if this would help with the distribution part of your problem.

    It would not, however, fix the accountability/monitoring issue.


    Good luck. 

  • Real Estate Investor · Atlanta, GA · Member since 2016 · 286 posts · 67 votes
    5y
    Originally posted by @Kristen Honsinger:

    I have not used it, but have heard others say good things about Amazon Key. I could see how there would be multiple potential ups/downs to this system, so you should do your research to see if this would help with the distribution part of your problem.

    It would not, however, fix the accountability/monitoring issue.


    Good luck. 

    Kristen

    Thanks for the info! I use Amazon Key in all of my properties with garage. It is such a great help in setting up STR, as you could have (almost) everything delivered into the garage without worrying about porch pirates. It is also helpful having contractors coming to the house to quote on projects. Highly recommended.

    Best

    Lee

  • Property Manager · San Antonio, TX · Member since 2021 · 7 posts · 7 votes
    5y

    Hi @Leon Lee,

    We order from Amazon and ship directly to the property. If an Amazon driver delivers the order they will open the garage door and place the order inside. This is the best case for us because it means no boxes left on the front porch. This doesn't happen when UPS or USPS deliver. Those get left at the door. But I have a feeling other shippers will follow Amazon with that service.

    As far as monitoring I'm not really sure. You could setup a "budget" for the inventory of supplies. Say, 3 rolls of toilet paper per bathroom per 5-day reservation and track it that way. As long as you stay within budget I'd say you're good. We don't track those expenses other than at a company level so I don't worry about how much TP was used at house #78. You could also just have the cleaners take an inventory of supply once every other month or so. Even if you didn't do anything with the numbers they would know you're tracking that and hopefully would dissuade them from borrowing your supplies. But then, there's the trust thing. My thought is I'd rather show them I trust them rather than try the "scared-straight" strategy. 

    Good luck. Let us know what you decide to do.

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