Indianapolis property management issues

[Zac Davis]

I have a rental in Indianapolis IN. It was bought through an investment club that my father is a part of. I am his credit partner on this one, but i manage it and all its dealings. the property management company was set up through the relationship they have with the REIC .

My problem is as far as work orders, maintenance, repairs etc... i am not notified unless the amount is over $250. is this common? also the work order invoices can be looked up (very annoyingly) on their "Web Portal" and after i have done all that, the description is "repairs." no other information can be found about the work order. I find this to be incredibly frustrating when the transfer happens and I'm shorted. maybe I'm naive because I'm new to investing but that just seems like something that i can change with a new PM?

Any insight into PM and whats typical, what i should expect/demand from them, would be greatly appreciated. 

[Larry Fried]

@Zac Davis I can say for sure that having a property management agreement that allows the PM to approve a repair up to a certain amount is not at all uncommon.  Not necessarily typical, but not uncommon.  Some PMs will also require you to keep a reserve in your account that is of that same expense amount. It is all about efficientcy and providing the tenants with more immediate service to their concerns.  If the PM  has to ask the owner fore permission for an expense every time, it can delay the repair, irritate the tenant, and make it difficult for the PM to retain tenants and uphold a certain standard of service.  

Now as to a lack of transparency, that is another matter.  As an investor I won't tolerate not knowing what the expense is for exactly, and it shouldn't be difficult to find out.  Also, the PM should inform you of any repairs even if they have already been authorized.  My 02 cents.