How not to get ripped off for repairs

[Chris Donathan]

Hello BP community,

I'm worried I'm paying way too much for maintenance repairs. I currently own two single family rentals in Arkansas. For maintenance repairs I am using our property management. They charge $75 an hour. Here's a breakdown on a recent job from the management:

"Changed out 1 receptacle in bedroom, was able to get other receptacles back working with troubleshooting. Swapped door knob around. Swapped another set of knobs. New porch light installed, New weatherstripping on front door. New weatherstripping on back door. Majority of the time was spent troubleshooting the receptacles and front porch light. Our service call fee is $75 for the first hour and then $75 for each additional hour."

The total amount was $418 for this job. All they did was install a front porch light, fix some receptacles, and swap some door knobs. This seems unreasonable. How do y'all set up repairs if you're out of state? 

Thanks in advance! 

Chris Donathan

[Caroline Gerardo]

$75 an hour is cheap. 

Wait to check if tenant is home/ decent/ lets self in   10 minutes

Turn power off (outside?)  15 minutes

Change out power receptacle to same kind 15 minutes (assuming part on truck)

Test power in other one/ reset if has the GFCI 10 minutes

Turn power back on 15 minutes

Remove and replace two door knobs 20 minutes

Did they put porch light on during first power off and make tenant wait an hour no power or

on and off again?

Install porch light and test 40 minutes (get ladder out, drill holes, hang and put the stuff away

Weather strip inside one door frame, cutting. gluing- 30 minutes

Sweep up after self 5 minutes

Without drive time or talking to tenant 3 hours = 255 labor  Are there materials added?  $20 for receptacle, $100 porch light, $42 weather stripping = $417

You could ask them to estimate costs before they do the work. Having a property manager is about communication and relationship. Your alternatives are: work on relationship, or find new manager, or fly there and do repairs DIY.