Contractor lists!
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Contractor lists! (by S i d [MO]) Oct 10, 2017 7:39 AM
       Contractor lists! (by S i d [MO]) Oct 10, 2017 7:40 AM
       Contractor lists! (by Smokowna [MD]) Oct 10, 2017 7:47 AM
       Contractor lists! (by NE [PA]) Oct 10, 2017 7:48 AM
       Contractor lists! (by #22 [MO]) Oct 10, 2017 9:00 AM
       Contractor lists! (by Nicole [PA]) Oct 10, 2017 2:57 PM

Contractor lists! (by S i d [MO]) Posted on: Oct 10, 2017 7:39 AM

Today I was reminded why we LL's need to be diligent about keeping up-to-date, "deep" lists of service providers.

I'm thrifty and timely. I don't want to pay someone $100 to show up and say, "Yep, your X is broke..." then hit me with a retail repair bill on top of that.

Tenants texts last night around 5:30. HVAC not working. I went thru the basic troubleshooting list but nothing we could fix. So I start thru my list of contractors....FIVE CALLS to find someone available today. First 3 went to voicemail. They must follow my strategy of "all calls go to voice mail" (grins). I do return calls, btw. From these first 3...nothing. Busy, out of business, who knows....

I'm going to "deepen" my list and add a verification step to my quarterly procedures. One contact per contractor to verify they still are in business. I usually only keep 5 techs on my list and called them only when repair was needed, so I was one step away from paying retail.

Contractor lists! (by S i d [MO]) Posted on: Oct 10, 2017 7:40 AM

Btw, to be clear..."retail" is big store guys who charge $80 - $100 to show up. I like to find contractors who are in the $40 - $50/hour range. They're out there, but not as reliable. I'll pay retail if I have to, but most times, I don't have to.

Contractor lists! (by Smokowna [MD]) Posted on: Oct 10, 2017 7:47 AM

Retail, Watch your mouth this is a family site.

Great Grandma Sid would wash your mouth out with soap.

Contractor lists! (by NE [PA]) Posted on: Oct 10, 2017 7:48 AM

Sid, keep the bad guys on your list too.

Like this: (no show) Joe Plumber

(No return call) Harry the drywall guy

(Really high bid) Sally housecleaning

I do this so I don't repeat call them in the future.

I started doing this after calling fuel oil companies for the best price in oil. Typically get 1-2 fills on the flip houses if they sit over winter and need to be heated and I want the cheapest oil. Well, after a few times of doing this, I had one company NEVER get back to me after the lady would answer and say she'd get back to me with a delivery price. Never did, so I'm done calling them.

I also try to get them to price match or beat their competitors if they will. Some do, some don't. The ones that won't, don't get my money that day.

Contractor lists! (by #22 [MO]) Posted on: Oct 10, 2017 9:00 AM

I keep and compile a Google spreadsheet with lists of subs. I keep the ones I like at the top and the rotten ones have a spot on the bottom for days like this. Part of paying 60% to a one man shop / tailgater is dealing with them when they disappear. If you build a long enough list, you wouldn't need to call them to check in..sounds like a lot of extra work which might not yield a matching payoff

Contractor lists! (by Nicole [PA]) Posted on: Oct 10, 2017 2:57 PM

I use the same professionals for years ... and I mean probably 30 years ... plumber, electrician, HVAC, etc. I pay what they charge. they move me to the top of their lists. In today's world of cell phones, their wives don't answer the "business line" any longer but when they did, there was never an issue.

other things, I go cheaper

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