What to do with my Property Manager?

[Jordan Murrell]

I have a rental in Memphis managed by a property manager that I inherited. It has been pretty smooth up until things needed to be brought to my attention. We have a code violation notice for not covering our crawl space, garbage (round the side of the property) and a fallen fence. We get this email from our PM saying that we have received the notice. Few short days later, we get another notice to repair plumbing issues, damaged tile and shower walls. So with that being said, our property manager’s crew went by and did some plumbing work to fix a problem that happened when Memphis froze for those couple of weeks.

We are out of state owners so we have not been to the property once hence the hiring of a property manager. They said I can have my contractor go by as well as they gave me an estimate for the crawl space and fence to fix for $1500. Now with the second violation being plumbing since they said they repaired which we paid almost $2500 to fix they’re saying it needs to be fixed again.

They also suggested they’ll send the payment link to have their lawyer go to court for $600 to show up and $315 an hour.

If they were managing the property properly, would it have come to this?

Why do we get two code violations in consecutive days?

What would you suggest to be done?

I wanted to ask how you would handle the situation from here? What would you do?

Thank you!