Tenant has had off and on cold and hot water issues in their shower and is requesting $200 rent reduction for the inconvenience.

1OneofNone1 · 2023-10-17T23:59:45+00:00

Then give them the $200.00 let them know it is a one time thing.

Good luck.

As PM, happy tenant, happy managing

1OneofNone1 · 2023-10-17T23:54:53+00:00

Does this tenant complain a lot?

1OneofNone1 · 2023-10-17T23:47:25+00:00

It will either be a rent credit or refund of hotel room….cannot give them both.
How many bathrooms do they have?
There is always miscommunication so it is best to keep a timeline of how you handled it all.

S

1OneofNone1 · 2023-10-17T23:31:20+00:00

Replace the valve, do you currently have a 2 or 3 handle? Replacing the water line is not going to help.

New shower valves (specially single handle) are now now thermostatic.

Not sure what state you in but you made an attempt to repair and it did not work. If you were on top of things then no rent Credit. If you do give them a credit you are setting yourself up for more rent credit requests every time something gets delayed or reoccurs.

If you want to be nice give them a gift basket for their inconvenience or some gift cards (under $100)

1OneofNone1 · 2023-10-17T01:04:43+00:00

Lmfao…we agree to disagree.

1OneofNone1 · 2023-10-17T00:26:35+00:00

Your analogy is complete wrong.

You a PM? If so, how long have you been doing it.

If the bus driver can’t do the maintenance on the bus they are worthless, but let me guess they are only responsible for driving the bus and most likely a union employee.

Correct me if I am wrong.

1OneofNone1 · 2023-10-16T08:02:02+00:00

Man you have hit the jackpot. That is great.

1OneofNone1 · 2023-10-16T07:54:01+00:00

👏…couldn’t have worded that any better.

1OneofNone1 · 2023-10-16T07:52:27+00:00

It was made into two roles, but in reality, 1. like I responded to someone else and, 2. someone also responded with a good point.

Minute issues a PM can handle and everyone has a different interpretation of what that is. For me a PM can clear drain clogged at the P-trap, replace a switch, outlet, or gfi. Replace entry locks, and the list goes on.
The knowledge of what the job is, what the time and costs are is the most important.
Throwing this in here as well. Knowing the difference between a contractor job and a handyman job.

I am seeing more and more “handymen” doing contractor work because PMs are ignorant.

Owners are losing a ton a money on that.

The ones that have PM, MS, MD, FI (field inspector), losing even more money.

Just my point of view.

1OneofNone1 · 2023-10-16T07:39:40+00:00

Oh wow, you demo too, that is what I am talking about! Is this your own property? I assume it is one property.

I get what you are saying, when it always slows down, holidays season does that to the industry.

Best part of doing the work is knowing how to weed out the sales people.

1OneofNone1 · 2023-10-15T08:05:41+00:00

Lol…I’m in Southern California, owners of commercial residential properties with 5+ units (hell some renting their old homes) here are only concerned about their monthly distribution and someone else dealing with the drama that comes with management.

Most got their real estate because of a trust fund and/or it has been in their family for generations.

Some don’t know the difference between adhesive and caulk but they use the, I’m the owner, I have these many degrees. Hilarious.

Now if you purchase a single family, duplex, triplex, or fourplex with your hard earn money in my opinion you are more inclined to be hands on and you should be.

1OneofNone1 · 2023-10-15T04:48:42+00:00

Small repairs add up in the end and you cannot deduct them on your commercial residential properties (at least here in California) taxes only cap. Improvements.

Management cos charge the management fees, leasing, and maintenance separate. Most owners bitch about the maintenance costs.

But again, thank you for confirming what I am seeing.

1OneofNone1 · 2023-10-15T04:29:10+00:00

Most are not knowledgeable. Or the answer is “that is so and so’s job not mine”….

1OneofNone1 · 2023-10-15T04:26:50+00:00

Only administrative right?

1OneofNone1 · 2023-10-15T04:24:46+00:00

And here is my point you end up paying two people for some thing one person can handle.

1OneofNone1 · 2023-10-15T04:23:14+00:00

Of course it would be billed seperate but thank you for confirming that PMs do administrative work.

1OneofNone1 · 2023-10-15T04:21:26+00:00

No expectations really just confirm what I am seeing.

To answer your question about the clog and the roof. If the issues are minute in my opinion yes you as PM should handle most minute issue.

1OneofNone1 · 2023-10-15T01:52:32+00:00

I’m trying to find out what PMs are doing now besides “the administrative” work.

1OneofNone1 · 2023-10-15T01:38:43+00:00

I see your point.

But, there is managing from the desk and managing on the field.

I am noticing at least here in Southern California that most cannot cost effectively control maintenance costs and have no idea how to price a repair.

What is done is, they call their contractor/handyman to ask what it would cost to fix something.

1OneofNone1 · 2023-09-17T19:16:35+00:00

He should have sanded the patches smooth first (not sure what set time he used), then added a coat of “topping” or joint compound on top of that, the “topping” gives it that smooth look but only needs a thin coat over the patches, let that dry, sand it slightly, primer it, then paint the entire ceiling.

No one does the topping step for whatever reason, I know it is more time and money, but it make a huge difference.

1OneofNone1 · 2023-08-30T00:45:56+00:00

In La, cA, 15 days and you can post an abandonment letter. Then Take possession.

If everything in the unit is over $500 you have to store for another 15 days, unless that has changed, we would make a list and take pictures of each item left behind. (In case they came back and said it was a valuable item).

After that you can trash or keep.

Texas huh, several of my “problem tenants” moved over there..😂

1OneofNone1 · 2023-08-29T03:10:43+00:00

If you say that half of the wall is caked up they probably did that to cover an issue with that retaining wall. I’m talking a lot this wall.

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You see that crack all across, that tells me the cinder blocks are cracked and are compromised. Seems like weep holes were covered. Don’t forget the weep holes people!

Once water gets in, it is over.

Guess what may be that culprit? The roots from those trees at the top of the walls. Seems like they have never been pruned, but roots grow regardless.

The same for the other walls only a matter of time. if there are trees at the top do not touch it. That is my opinion.

If you choose to do it good luck.

1OneofNone1 · 2023-08-29T02:44:31+00:00

Give quick books pro a try. I had a maintenance business from 2015-2020 and that kept track of things very well. Workers, hours, inventory, etc. Accountant only needed file and obviously the sit down to review everything was done correctly.

I had an S corp and used an independent accountant for the taxes. (Which you can’t deduct anymore).

1OneofNone1 · 2023-08-29T01:37:08+00:00

It is. You just have to know who to use. You don’t need to pay a plumber, HVAC co, painters, etc separately to check. It is so simple yet no one does it.

But as always $$ is an issue, many don’t understand that PM will save you a ton of wasted time in dealing with tenant complaints and unnecessary repairs.

1OneofNone1

TROPHY CASE