Avoid false repair
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Avoid false repair (by CJ [MO]) Jan 9, 2018 6:20 PM
       Avoid false repair (by CJ [MO]) Jan 9, 2018 6:40 PM
       Avoid false repair (by Robert J [CA]) Jan 9, 2018 7:36 PM
       Avoid false repair (by Robert J [CA]) Jan 9, 2018 7:36 PM
       Avoid false repair (by Robert J [CA]) Jan 9, 2018 7:36 PM
       Avoid false repair (by NC INVESTOR [NC]) Jan 10, 2018 3:07 AM
       Avoid false repair (by Henry [PA]) Jan 10, 2018 5:07 AM
       Avoid false repair (by AllyM [NJ]) Jan 10, 2018 5:07 AM
       Avoid false repair (by David [MI]) Jan 10, 2018 5:39 AM
       Avoid false repair (by Vee [OH]) Jan 10, 2018 5:40 AM
       Avoid false repair (by CJ [MO]) Jan 10, 2018 7:00 AM
       Avoid false repair (by S i d [MO]) Jan 10, 2018 7:34 AM
       Avoid false repair (by Carolyn [MO]) Jan 10, 2018 7:36 AM
       Avoid false repair (by David [MI]) Jan 10, 2018 8:12 AM
       Avoid false repair (by David [MI]) Jan 10, 2018 8:13 AM
       Avoid false repair (by Oregon Woodsmoke [ID]) Jan 10, 2018 11:05 AM

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Avoid false repair (by CJ [MO]) Posted on: Jan 9, 2018 6:20 PM
Message:

Some tenants just image repair needed while it is not needed. Just last week, one tenant report refrigerator not work. I ordered a refrigerator from home depot. I asked the tenant permission to go there to check the refrigerator prior to deliver. The tenant said the refrigerator was back to work.

One other tenant said feat is wrong, Then he said nothing wrong with the heat prior for us get there.

I am thinking about $75 charges for each of repair request or they pay $35 more each month.

--97.91.xxx.xxx




Avoid false repair (by CJ [MO]) Posted on: Jan 9, 2018 6:40 PM
Message:

Can other landlords share their clause on this problem? Thanks.

--97.91.xxx.xxx




Avoid false repair (by Robert J [CA]) Posted on: Jan 9, 2018 7:36 PM
Message:

I am a landlord of over 100 rentals and I'm also a licensed building contractor that also fixes my owned appliances. I do not expect tenants to be able to explain problems to a professional like myself without some coaching. Many of my tenants speak English as a second or third language.

The most common call of desperation from a tenant is a "thing is leaking". I asked where is the "leak" located. Response: In the bathroom. I then ask is it the "toilet, sink or bathtub/shower". Response: it's the sink! Next I have to ask is the water coming out under the sink or from the faucet. Response, the water is leaking from the faucet, it won't shut off.

I then ask is the water hot or cold and then explain how to turn off the water under the sink.

But wait! First I ask them to place a cup under the sink spout and count how long it takes to fill the cup. Either the tenant tell me it's only seconds and not an emergency. Or they say oh it's about 2 minutes, an emergency I must come over -- the exact opposite of an leak and a drip.

Now with the water turned off at the sink, I ask them to wash their hands in the kitchen sink or shower and I will be there the next day to take care of it.

Sometimes I ask my tenants to take a picture and email it to me.... --47.156.xx.xx




Avoid false repair (by Robert J [CA]) Posted on: Jan 9, 2018 7:36 PM
Message:

I am a landlord of over 100 rentals and I'm also a licensed building contractor that also fixes my owned appliances. I do not expect tenants to be able to explain problems to a professional like myself without some coaching. Many of my tenants speak English as a second or third language.

The most common call of desperation from a tenant is a "thing is leaking". I asked where is the "leak" located. Response: In the bathroom. I then ask is it the "toilet, sink or bathtub/shower". Response: it's the sink! Next I have to ask is the water coming out under the sink or from the faucet. Response, the water is leaking from the faucet, it won't shut off.

I then ask is the water hot or cold and then explain how to turn off the water under the sink.

But wait! First I ask them to place a cup under the sink spout and count how long it takes to fill the cup. Either the tenant tell me it's only seconds and not an emergency. Or they say oh it's about 2 minutes, an emergency I must come over -- the exact opposite of an leak and a drip.

Now with the water turned off at the sink, I ask them to wash their hands in the kitchen sink or shower and I will be there the next day to take care of it.

Sometimes I ask my tenants to take a picture and email it to me.... --47.156.xx.xx




Avoid false repair (by Robert J [CA]) Posted on: Jan 9, 2018 7:36 PM
Message:

I am a landlord of over 100 rentals and I'm also a licensed building contractor that also fixes my owned appliances. I do not expect tenants to be able to explain problems to a professional like myself without some coaching. Many of my tenants speak English as a second or third language.

The most common call of desperation from a tenant is a "thing is leaking". I asked where is the "leak" located. Response: In the bathroom. I then ask is it the "toilet, sink or bathtub/shower". Response: it's the sink! Next I have to ask is the water coming out under the sink or from the faucet. Response, the water is leaking from the faucet, it won't shut off.

I then ask is the water hot or cold and then explain how to turn off the water under the sink.

But wait! First I ask them to place a cup under the sink spout and count how long it takes to fill the cup. Either the tenant tell me it's only seconds and not an emergency. Or they say oh it's about 2 minutes, an emergency I must come over -- the exact opposite of an leak and a drip.

Now with the water turned off at the sink, I ask them to wash their hands in the kitchen sink or shower and I will be there the next day to take care of it.

Sometimes I ask my tenants to take a picture and email it to me.... --47.156.xx.xx




Avoid false repair (by NC INVESTOR [NC]) Posted on: Jan 10, 2018 3:07 AM
Message:

I am much more concerned about their failure to report a problem than having to send someone out needlessly.

Tenants have a tendency to ignore a slow leak under cabinets until it affects their pocketbook. They don't think about the damage to the cabinets or subfloors or whatever.I've included a clause that any excess damage caused by a tenant's failure to promptly report an electrical or plumbing repair will be responsible for the cost of the repairs and that failure to change air filters monthly that results in repairs to the HVAC system will be billed to them.

My other complaint is having contractors who are so frugal that they repair the same thing multiple times. I know they think they are looking out for my interests but there is a point where it is more cost efficient to replace rather than repair. --71.75.xx.xx




Avoid false repair (by Henry [PA]) Posted on: Jan 10, 2018 5:07 AM
Message:

I make the mistake sometime of repairing the samething 5 times rather than just replacing it. Case in point, a refrigerator. Tenants often complain just cause they want a new one, so I didn't want to reward them for their complaining. The Frig was stuffed so full it would not close, hence the food got warm, water spilled on the floor. She said she only shops once a month, because she has no car, and buys too much with her food stamp card. Furnaces was another one during the cold spell last week. It was cooler inside due to below zero, but a new furnace would not have made any difference unless it was sized bigger. They are designed to just stay on all the time when it is really cold out. --108.176.xxx.xxx




Avoid false repair (by AllyM [NJ]) Posted on: Jan 10, 2018 5:07 AM
Message:

Just go look at the problem first before you spend money. I would not buy a new fridge based on tenant's word. --73.33.xxx.xxx




Avoid false repair (by David [MI]) Posted on: Jan 10, 2018 5:39 AM
Message:

Tenants are only able to report what they observe, they're probably not going to be able to determine what is actually wrong. So I would try to determine as Robert J said, if it is urgent or not.

No heat : urgent

leak from water supply line : urgent

leak from drain : not urgent. They can put a bucket or use another sink

fridge not working: not urgent. food will keep cold for a couple days

If urgent < I will take their word and go check it out or send someone

if not urgent, I will go check it out at my convience. --12.156.xxx.xx




Avoid false repair (by Vee [OH]) Posted on: Jan 10, 2018 5:40 AM
Message:

Talk to the tenant and identify the problem, 80 percent of these complaints are phone fixed or nonexistant problems, routine inspections will identify leaks - even a running toilet can get expensive. I just had a tenant who said the water sound has been going a long time, boyfriend said after he did some adjusting - bingo! the boyfriend did not understand a toilet (fill valve - flush valve, kinda simple), so she paid 600bux for about 5 weeks of water running down the pipe, not the xmas present she was hoping for!!... --76.188.xxx.xx




Avoid false repair (by CJ [MO]) Posted on: Jan 10, 2018 7:00 AM
Message:

Another tenant reported kitchen sink clogged, Later sink is ok. Want to avoid those problem. --97.91.xxx.xxx




Avoid false repair (by S i d [MO]) Posted on: Jan 10, 2018 7:34 AM
Message:

I think the real problem here is you haven't learned how to "triage" maintenance requests yet.

Emergency (Level 1): House is on fire, no heat in the dead of winter, burst pipes and flooding, window/door broken into and the security of the unit is at risk. You want a phone call right away. Document (write down!) what they say happened. Send someone immediately and/or you go over to verify.

Non-emergency (Level 2): the fridge is "out", the door knob is lose, a pull knob fell of the cabinet. This must be reported IN WRITING (no phone calls, no texts, sorry). I will take an email, but I prefer them to use the form on our website because it requires them to answer questions like "When did you first notice this issue?" "When will someone be available for us to stop by?"

Level 1 emergencies require a fast response, but don't go overboard. If the heat is off and it's 20 degrees outside, send your handyman over with 2-3 space heaters and let him check to make sure it's not something simple like a tripped breaker, a clogged filter, or they flipped the furnace switch off. I also have a script of questions I ask them over the phone before I send someone over: "Is the power on in the house? Have you reset the breaker? Do you see a light flashing in the little window on the front of the furnace?"

You can head off a lot of these problems by having a procedure in place rather than going into panic mode and buying a new fridge before checking if the old one just needs to be plugged in. --173.19.xx.xxx




Avoid false repair (by Carolyn [MO]) Posted on: Jan 10, 2018 7:36 AM
Message:

As a landlord, I feel it is my responsibility to discuss the problem more with the tenant before taking action. In some cases, I go over and take a look myself. Don't assume a tenant should be the one who can determine what is needed.

As an example, when a college student renter calls me and says a light fixture is broken and needs to be fixed or replaced usually the problem is they have a burned out light bulb. That can be solved over the phone. I can not imagine buying a new refrigerator without going personally (or send someone) to check out the old refrigerator. --136.33.xx.xx




Avoid false repair (by David [MI]) Posted on: Jan 10, 2018 8:12 AM
Message:

For a fridge, unless it is still under warranty, I would not bother paying a repair person to fix it, at most I will try some simple fixes . Labor, parts, waiting, more parts, more waiting, vs just paying $450 for a new one with free delivery and getting a $50 rebate for recycling the old one. --12.156.xxx.xx




Avoid false repair (by David [MI]) Posted on: Jan 10, 2018 8:13 AM
Message:

I misspoke, $400 for a new one, and $50 rebate --12.156.xxx.xx




Avoid false repair (by Oregon Woodsmoke [ID]) Posted on: Jan 10, 2018 11:05 AM
Message:

I want tenants to call me when something doesn't work or it is leaking. But I go and take a look before I call a repairman.

Tenant solution is always "need a new one" when often it is a breaker, a switch turned off, or, one time, it was power off to the entire neighborhood.

I don't want to pay an electrician a 2 hour minimum plus milage after hours energency call to have him push the button on a GFI. --174.216.xx.xx



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