Getting too many maintenance requests from Tenant

[Artur A.]

Hello BP friends. 

Getting too many requests related to plumbing.

Do you have any recommendation for that? I was thinking about updating contract to make tenants pay for expenses (plumbing issues)

Last month expenses were $2450 ( plumbing $1443)

[Richard F.]

Aloha,

One thing that jumps out, looks like three issues with "tub leaks". Other than that the plumbing calls are a sink drain, gas leak, and faucet issue. And possibly the water heater, there are no details as to just what the issue was. NONE of these, with the possible exception of the sink drain issue (again, no details, so I am assuming maybe a blockage?) are likely tenant caused. They would be Owner responsibility.

It is a Very Bad idea to expect Tenants to pay for all expenses. They will stop reporting issues; they will make half-way repairs that will ultimately result in more damage; they will use unlicensed people for critical technical repairs such as electrical, appliance, plumbing repairs, and even substandard flooring or other repairs that could cause injury.

Was the same vendor or tech out on all of these plumbing calls? What were the tub leak issues? It seems to me you probably have a vendor that works with blinders on. They go out to fix ONLY what they were sent for, and ignore other potential problem areas, even if they are obvious. You need a vendor that has some pride in their work, and will at least check for other issues with fixtures in the same room. Ideally, if you request it, they will call you from the site and discuss their findings; make recommendations; provide a verbal estimate to make the repairs while on site.

You also have fridge, 2 dishwasher repairs, and a GFCI install listed. How old is the property? How old are the appliances? How long have YOU owned the property? My guess is the property and appliances are old, probably the Tenant has been there multiple years as well, and you inspected it last when? You just did a renewal of the Rental Agreement, you should have inspected the unit before offering any renewal. You would be looking for signs of leaks...everywhere, including ceilings, floors, walls, under sinks, behind toilets, under/behind appliances; check condition of tub/shower caulking/grout; visually check appliance door gaskets and overall condition, ASK if they are working properly. It only takes 15 - 20 minutes for a brief visual inspection and snapping photos for your files and reference. There are other issues to look for of course, but water is your Number One Enemy. Not only does it directly cause damage, it also attracts pests that do further damage.

Prevention is far less costly than remediation, you need to be proactive with a thorough Rental Prep at turnovers, as well as interim inspections.