Why I don't do repairs
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Why I don't do repairs (by GKARL [PA]) May 12, 2018 6:03 PM
       Why I don't do repairs (by DJ [VA]) May 12, 2018 6:43 PM
       Why I don't do repairs (by AllyM [NJ]) May 12, 2018 6:45 PM
       Why I don't do repairs (by NE [PA]) May 12, 2018 6:53 PM
       Why I don't do repairs (by LindaJ [NY]) May 12, 2018 7:17 PM
       Why I don't do repairs (by #22 [MO]) May 12, 2018 7:23 PM
       Why I don't do repairs (by GKARL [PA]) May 12, 2018 8:06 PM
       Why I don't do repairs (by NE [PA]) May 12, 2018 8:49 PM
       Why I don't do repairs (by Ken [NY]) May 12, 2018 9:05 PM
       Why I don't do repairs (by RB [MI]) May 12, 2018 9:10 PM
       Why I don't do repairs (by cjo'h [CT]) May 12, 2018 9:35 PM
       Why I don't do repairs (by GKARL [PA]) May 12, 2018 9:43 PM
       Why I don't do repairs (by Robert J [CA]) May 12, 2018 9:56 PM
       Why I don't do repairs (by Small potatoes [NY]) May 12, 2018 10:34 PM
       Why I don't do repairs (by Small potatoes [NY]) May 12, 2018 10:34 PM
       Why I don't do repairs (by Lynn [MA]) May 13, 2018 5:31 AM
       Why I don't do repairs (by Smokowna [MD]) May 13, 2018 5:54 AM
       Why I don't do repairs (by fred [CA]) May 13, 2018 5:57 AM
       Why I don't do repairs (by Ken [NY]) May 13, 2018 6:40 AM
       Why I don't do repairs (by Gail K [GA]) May 13, 2018 7:28 AM
       Why I don't do repairs (by GKARL [PA]) May 13, 2018 9:32 AM
       Why I don't do repairs (by NE [PA]) May 13, 2018 10:17 AM
       Why I don't do repairs (by cjo'h [CT]) May 13, 2018 10:59 AM
       Why I don't do repairs (by moby [IN]) May 13, 2018 1:00 PM
       Why I don't do repairs (by NE [PA]) May 13, 2018 2:32 PM
       Why I don't do repairs (by cjo'h [CT]) May 13, 2018 3:01 PM
       Why I don't do repairs (by fred [CA]) May 13, 2018 4:36 PM
       Why I don't do repairs (by Jon S [PA]) May 13, 2018 5:02 PM
       Why I don't do repairs (by Sisco [MO]) May 13, 2018 6:26 PM
       Why I don't do repairs (by NE [PA]) May 13, 2018 6:28 PM
       Why I don't do repairs (by Ken [NY]) May 13, 2018 6:47 PM
       Why I don't do repairs (by GKARL [PA]) May 14, 2018 1:27 AM
       Why I don't do repairs (by BRAD 20,000 [IN]) May 14, 2018 8:20 PM
       Why I don't do repairs (by RB [MI]) May 15, 2018 6:49 AM
       Why I don't do repairs (by Dan [TX]) May 15, 2018 7:06 AM
       Why I don't do repairs (by JB [OR]) May 15, 2018 7:36 PM

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Why I don't do repairs (by GKARL [PA]) Posted on: May 12, 2018 6:03 PM
Message:

A very frustrating day which illustrates why I have to have people who do repairs and handyman type work. I found one door not adequately secured in the new place today. Was going to attempt to just replace with a deadbolt, but the door had nothing to screw the latch bolt in and the hole was off. Picked up a lock installation kit to drill a new hole along with a brass lock and door reinforcer. The door is añ old metal door that needs to be replaced, but I can't have that done today. Five hours later after three trips back and forth to home Depot and tons of frustration, I'm waiting on a locksmith to come and finish so I can secure the building. It is not profitable nor feasible for me to do any of this type of stuff. I can supervise just fine, I lack the skills, patience and focus to do. This is also why I have to scale so there's enough money to cover these sorts of things. --172.58.xxx.xx




Why I don't do repairs (by DJ [VA]) Posted on: May 12, 2018 6:43 PM
Message:

Yeah, days like that can be frustrating. Glad you got it secured & behind you. Now try to relax & enjoy the evening, knowing your property is safe.

It's always good to know your strengths & preferences for what to do yourself, and even better to have the means to hire it out when you want to. --68.10.xxx.xxx




Why I don't do repairs (by AllyM [NJ]) Posted on: May 12, 2018 6:45 PM
Message:

Most of the time the pro has the tools to get an impossible job done. Sometimes we get lucky and sometimes we run to the hardware store multiple times. --73.178.xxx.xx




Why I don't do repairs (by NE [PA]) Posted on: May 12, 2018 6:53 PM
Message:

YouTube.

--50.107.xxx.xx




Why I don't do repairs (by LindaJ [NY]) Posted on: May 12, 2018 7:17 PM
Message:

Of course I love going to the hardware store! --108.44.xx.xxx




Why I don't do repairs (by #22 [MO]) Posted on: May 12, 2018 7:23 PM
Message:

I feel ya! When simple tasks get sideways, it certainly is frustrating! I'm presently trying to hire my first full dedicated skilled guy now and things like this are driving my decision! --173.24.xxx.xxx




Why I don't do repairs (by GKARL [PA]) Posted on: May 12, 2018 8:06 PM
Message:

NE, I watched a youtube video and got youtube courage. That's why I kept at it until I went down in defeat and called the locksmith. Guy came out and was done in 20 minutes and charged me $ 136.00 Compared to my frustration and time burnt up running back and forth to HD, that would have been far cheaper to do at the outset. Perhaps had the doors been wooden and not needing the lock brace, I could have done it, but I'm not going to even attempt it with the rest of the doors--I have another nine to put LL Locks in. The same guy who came out tonight will get that job.

My time and focus is simply better spent managing other people doing the stuff and making sure I have enough folks on the bench to call on. --207.172.xx.xxx




Why I don't do repairs (by NE [PA]) Posted on: May 12, 2018 8:49 PM
Message:

How can a landlord supervise it, if they can't do it themselves?

How do you know if it's right or wrong?

I don't mean you specifically GKarl, I mean in general.

Not being able to do simple things on these buildings opens up the door for a plethora of other problems.

If this guy charges you $100 a door for 5 door knobs, how long can that last? How is it sustainable? It's really not.

I think if a landlord can do the work and hires it out by choice is one thing. If a landlord CANT do the work because they don't know how and hire it out, they are at an enormous disadvantage.

You have to get educated on the basics at least.

Again, speaking generally.

--50.107.xxx.xx




Why I don't do repairs (by Ken [NY]) Posted on: May 12, 2018 9:05 PM
Message:

NE,If he is hiring qualified people he has much less of a need to know how to do it in order to supervise than if he was hiring handyman type guys who have more of a tendency to think they can do more than they can.If a landlord needs to do the work themselves to make a place profitable you really only bought yourself a job not an investment and you can only do so many houses at a time and you get scatter brained and the maintenance gets done but the paperwork and growth are being forgotten about.The guy who can manage both money and people is the guy who can make more money than anyone else and GKARL is that guy,he already runs another business and trying to do the physical work himself is a waste of his time and skills and is just frustrating him. --72.231.xxx.xxx




Why I don't do repairs (by RB [MI]) Posted on: May 12, 2018 9:10 PM
Message:

It's hard to beat a man at his trade / skill.

And the Majority never saw the inside of a College. --47.35.xx.xx




Why I don't do repairs (by cjo'h [CT]) Posted on: May 12, 2018 9:35 PM
Message:

College,what are you talking about you mean high school..................charlie............................................Oh!I did spend almost a year in Yale.We did over one of the colleges,and now they have the sagacity to change the name.If I had paid money to attend,don't think I'd put up with that nonsense?.................................... --174.199.x.xx




Why I don't do repairs (by GKARL [PA]) Posted on: May 12, 2018 9:43 PM
Message:

NE, I agree completely that you should know how things are done and the standards by which they should be done. However, I don't think you actually have to do it to get that knowledge. The main thing I do to manage and/or obtain knowledge is talk with various people either in person or even here. Simply going through the process of interviewing people is highly educational and you can often cross check what one person is recommending or suggesting versus what the other guy may be. There are ways of gaining enough knowledge, without actually doing the work, to avoid being ripped off or taken advantage of. I agree however, education on the basics is essential. However, I think one doesn't have to do the work to obtain that.

Ultimately, we all have to rely on others at some point to do what we lack the expertise to do. For example, would you suggest that you'd have to know how to do your own income taxes to avoid overpaying taxes? More than likely, you'd do the same as I'd do with contractors. You'd take recommendations and talk with a few different CPA's and have them give you a few different insights before settling on who you'd retain. You would probably pick up some generalized knowledge so you can assess the person's competency and a huge factor would be someone's recommendation or referral. But you'd be hard pressed and disinclined to actually go through the Internal Revenue Code and associated regs yourself.

I have to be honest NE, if being a LL came down to me personally dealing with toilets in the middle of the night or any of the other stuff that I've passed off to others, I'd get out the business. It's simply not sustainable or effective for me to do that stuff versus hiring someone else to do it. Only the simplest things do I have the time, focus and capacity to do.

--207.172.xx.xxx




Why I don't do repairs (by Robert J [CA]) Posted on: May 12, 2018 9:56 PM
Message:

A front door to a property needed to be replaced. My partners and tenant wanted to job done immediately. I was busy and couldn't get to it for a few days. Not good enough so my partners decided to hire a handyman to replace the door.

First off the door was a non-standard size, 40 inches. Second the new door needed to be a Solid Core Door, not hollow. Third there needed to be three hinges instead of two. The door jamb needed a reinforcing metal plate screwed into the Stud, not just the door frame. Besides a passage lock there needed to be a high security deadbolt lock.

The "so called handyman" installed a Hollow Core Door, no insulation or threshold to seal the door from air leaks. He only used two hinges and installed a $12 lock set. No peek hole viewer and not primed or painted. He charged $400 to install the door and $250 for parts and labor. A real rip off.

So I, a licensed contractor and partner, had to re-do the job installing the right door with the correct hardware.

So even so called professionals make mistakes and seasoned landlord haven't a clue how the job is supposed to be done. --47.156.xx.xx




Why I don't do repairs (by Small potatoes [NY]) Posted on: May 12, 2018 10:34 PM
Message:

I dislike working on doors so Ihave a guy for that. But there are things I didn't know how to do and learned from watching the expensive tech. I paid weekend winter emergency rate to the heating company to come out. I knew to check the kill switch (tenants seem to turn it off) and cross the thermostat wires to rule out a bad thermostat. I paid 130 to watch the tech replace a thermocouple. Now that I know how, I keep a couple on hand. Same for circulator pumps. I saved 1100 off a service call for a radiant floor system I wasn't familiar with. Once that tech did the troubleshooting and showed me everything that was wrong, I went to HD and came back w my tools.

Perhaps gkarl you gleaned what you need to do the rest yourself if it's with it to you. --66.87.xxx.xx




Why I don't do repairs (by Small potatoes [NY]) Posted on: May 12, 2018 10:34 PM
Message:

I dislike working on doors so Ihave a guy for that. But there are things I didn't know how to do and learned from watching the expensive tech. I paid weekend winter emergency rate to the heating company to come out. I knew to check the kill switch (tenants seem to turn it off) and cross the thermostat wires to rule out a bad thermostat. I paid 130 to watch the tech replace a thermocouple. Now that I know how, I keep a couple on hand. Same for circulator pumps. I saved 1100 off a service call for a radiant floor system I wasn't familiar with. Once that tech did the troubleshooting and showed me everything that was wrong, I went to HD and came back w my tools.

Perhaps gkarl you gleaned what you need to do the rest yourself if it's with it to you. --66.87.xxx.xx




Why I don't do repairs (by Lynn [MA]) Posted on: May 13, 2018 5:31 AM
Message:

It’s a matter of experience. You do it a few times and you’ll know what to expect. --66.30.xx.xx




Why I don't do repairs (by Smokowna [MD]) Posted on: May 13, 2018 5:54 AM
Message:

"It is easy if you know how" A big landlord told me that years ago.

I must subscribe to the NE overview on this one. As we speak, people are going to the doctors for medications. If they would use common sense it would contradict the professional doctors. This speaks to what Robert J was illustrating.

--108.48.xx.xxx




Why I don't do repairs (by fred [CA]) Posted on: May 13, 2018 5:57 AM
Message:

A LL who can't fix anything, knows how to fix things in theory but not practically, doesn't have the time to fix...Then hires a contractor - will see his/her bottom line diminish, or turn red.

The same rule applies to house flippers w/o skills, who are looking to "double their money in 3 months". Won't happen in most cases.

--99.59.x.xxx




Why I don't do repairs (by Ken [NY]) Posted on: May 13, 2018 6:40 AM
Message:

You guys that are saying that a landlord needs to do his own maintenance need to find better deals.Large complexes the owner isn't even on site and yet they remain profitable.When you are doing general maintenance worth $25 an hour you aren't thinking about the next deal you are concerning yourself with fixing a door. --72.231.xxx.xxx




Why I don't do repairs (by Gail K [GA]) Posted on: May 13, 2018 7:28 AM
Message:

The older we get, the more we use others to fix stuff we don't want to deal with any longer.

My father was a "building superintendent" (janitor) for many years; managed three buildings. The one we lived in was owned by a dentist; in 25 years I never once saw the owner. Everything was handled by property management, including the plumber, electrician and painter all on contract.

Gail --71.203.xx.xx




Why I don't do repairs (by GKARL [PA]) Posted on: May 13, 2018 9:32 AM
Message:

There's a hard physical limit to doing repairs and such. Age and injury are those hard limits and when those happen your business fails unless you have something else set up. There's a lot of talk here about how we should present ourselves as managers to the tenants. I'm more interested in being a manager in fact rather than in "presentation" as works for me as a sustainable business model.

I'll do my own accounting and taxes as I've expertise in that area. I'll handle some administrative tasks as I can integrate that into my firm's office functions easily. Maintenance and repairs have to be hired. I can't go from the desk to a toilet repair. It just won't work. --172.58.xxx.xxx




Why I don't do repairs (by NE [PA]) Posted on: May 13, 2018 10:17 AM
Message:

GKarl, all I can say is that in real life here at home, I know of no landlords who hire everything out. Not one.

I know a lot of landlords.

I'm all ears for the tricks to making it sustainable. --50.107.xxx.xx




Why I don't do repairs (by cjo'h [CT]) Posted on: May 13, 2018 10:59 AM
Message:

NE,Ken,Robert J,and myself are really blessed,being able to do things,at the drop of a hat,or not doing them if we don't want to,Oh Fred,sorry I forgot about you,I know you're out there.My friend Kevin ,just dropped by,we had a cup of coffee together,reminisced for a while,about the good olde days.Life is good,don't worry about installing a lock anymore.GKARL,like the cops say locks are only for honest people.............charlie........................................................... --174.199.x.xx




Why I don't do repairs (by moby [IN]) Posted on: May 13, 2018 1:00 PM
Message:

Dirty Harry says ... A man has to know his limitations ;) --68.60.xxx.xx




Why I don't do repairs (by NE [PA]) Posted on: May 13, 2018 2:32 PM
Message:

Posted this previously in the wrong thread:

Ken, I may have to drive up your way for a day or 2 sometime and shadow you if you were willing.

This hiring out, as I have stated many times, just doesn't make sense to me. I can't get me head around it. I don't know how I could buy properties any cheaper.

Maybe I could hire it out on turnover of complete units, but making ready gutted buildings from newly purchased properties would make the project too expensive to keep especially for rentals. Flips not so much. I've found those much easier to hire more out. --50.107.xxx.xx --50.107.xxx.xx




Why I don't do repairs (by cjo'h [CT]) Posted on: May 13, 2018 3:01 PM
Message:

Myob,Don't think Clint has too many,unless you tell him......... Charlie........he's like the bunny,never stops........................................... --174.199.x.xx




Why I don't do repairs (by fred [CA]) Posted on: May 13, 2018 4:36 PM
Message:

I understand that people have limits.

No time, aches and pains, don't know this trade, family obligations, it's vacation time, too many other things to do, etc, etc.

However, every time you delegate, you write a check. It comes from your bottom line.

Mind you, I delegate too. I used to build custom homes and do renovations.

After the 1994 Northridge earthquake I had to fix more than a dozen homes STAT. I had to hire help or face many vacancies at once. When tenants saw me working my ass off trying to restore things to what they used to be before...they all stayed put.

--99.59.x.xxx




Why I don't do repairs (by Jon S [PA]) Posted on: May 13, 2018 5:02 PM
Message:

Hiring out works within reason. But typically not for small / minor projects.

I work full time on my properties with an experienced helper. There is basically nothing that we don't do, but sometimes "easy" big projects are subbed like painting when we are busy with more technical renovations (for instance; I had a local painter finish a house I bought that needs paint and flooring only while my helper and I work on converting an old church into a 4 unit apartment building).

If you DO have to hire something out that you should / can do yourself I think it is important to shadow the guy doing the work so you can save yourself the money the next time you have that problem. And in this line of work you'll see the same problems over and over in my experience.

--73.40.xxx.xxx




Why I don't do repairs (by Sisco [MO]) Posted on: May 13, 2018 6:26 PM
Message:

NE, you stated that in your locale that you were unaware of any landlords who hired out all the repairs. In my market, nearly all that are under property management agreements would hire out all repairs, I thought that was the norm.

Do investors in your market use property management company and then DIYrepairs? --72.172.xxx.xx




Why I don't do repairs (by NE [PA]) Posted on: May 13, 2018 6:28 PM
Message:

Sisco, there aren't property managers in my area. There are in the somewhat larger towns about 45 minutes away, but they don't come here. I talked with them in the past. --50.107.xxx.xx




Why I don't do repairs (by Ken [NY]) Posted on: May 13, 2018 6:47 PM
Message:

Jon S, do you do the work yourself because you want to or do you feel you need to? personally I don't like doing the physical work although I have in the past but at this point I can hire someone for $25 an hour which is $50000 year and I can make more than that buying and selling which to me is more enjoyable anyway.When do you find time to find more deals,do office work etc if you are in the field all day?I think you are new here so realize I am not trying to be critical,just trying to get an idea of where you are coming from. --72.231.xxx.xxx




Why I don't do repairs (by GKARL [PA]) Posted on: May 14, 2018 1:27 AM
Message:

"Hiring out works within reason. But typically not for small / minor projects."

The locksmith who did the one door on his off hour rate will do the remaining nine for $ 150.00. He'll need to drill new holes on some of them and install the reinforcement plate and on others he'll just swap the deadbolts out and put in a new one and put in passage locks. To me, this is a small cost to pay to get it done and not be bothered with it. He'll be quicker and do it better than I will. My thing is that is takes less time to manage than to "do".

Ultimately, we all have to do what works for us. As I said, I have another full time business and I simply don't have the time, focus, expertise or desire to do this sort of stuff unless it's very simple and straightforward. Many of you guys not only have the time and expertise to do this sort of thing, but you also enjoy it. Like Ken, I enjoy and prefer managing, budgeting and analyzing deals. I don't relish the idea of landing a deal and then turning around and physically working to renovate or repair.

--207.172.xx.xxx




Why I don't do repairs (by BRAD 20,000 [IN]) Posted on: May 14, 2018 8:20 PM
Message:

GKARL,

Congrats on a super effort! And for recognizing your strengths and not so strengths.

My take: success comes thru being willing to do whatever it takes. You did that. And you saw it thru with plan B.

I have not done any repairs, cleaning, painting, etc on any rentals in 20 years. When I took my tools out of my van my income mushroomed.

BRAD --68.50.xxx.xxx




Why I don't do repairs (by RB [MI]) Posted on: May 15, 2018 6:49 AM
Message:

And if ya believe that,

I have a Toll Bridge I can sell ya. --47.35.xx.xx




Why I don't do repairs (by Dan [TX]) Posted on: May 15, 2018 7:06 AM
Message:

I do most of my own repairs actually enjoy it. What I do hire out is the electrical HVAC and most plumbing. --161.226.xxx.xxx




Why I don't do repairs (by JB [OR]) Posted on: May 15, 2018 7:36 PM
Message:

Actually, Brad is correct. Once you are in control, your time is worth much more. And if you feel you can do something else worth $100/hour or better why wouldn't you want to pay someone else $25 to $50/hour if you can? Unless, of course, you just want the exercise. --50.45.xxx.xxx



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