Make Ready/Remodel

MAINTENANCE

We process just under 3,000 maintenance requests a year, and use a combination of W-2 and 1099 vendors to complete work orders as efficiently as possible.  Additionally, because of the volume of work we process, we have negotiated discount vendor pricing for our owners.  

We handle maintenance requests a little differently:

1.  We accept maintenance requests through our website, the tenant's online payment portal, and by phone.  Many companies ignore all maintenance requests that aren't in writing, and in fact, amazingly, this is standard language in the TAR lease!  We don't agree.  I personally own rental property, and I can say that if my tenant tells me the drain is leaking inside my cabinets, I'm not waiting until they decide to get back with me with a written request.   I'm stopping that problem now before my cabinets warp! 
2.  When a tenant calls in with a simple maintenance request, we require the tenant to attempt to fix it themselves, before dispatching a vendor.  We will walk them through a simple checklist to see if that solves the problem.  This saves the owner money, the property manager time, and the tenant frustration.  Take a Look and See!
3.  If you have vendors that you prefer, we will use them!  If you have a handyman, or a plumber, (or even yourself!), we will schedule them for the repair.  We also work with home warranty companies such as American Home Shield or First American, and will coordinate repairs through them.
4.  We review all maintenance requests for value, and negotiate with vendors when their pricing is out of line.  We also keep an accounting and send 1099's to vendors for tax time so you don't have to! 

Proper maintenance is the unwanted, under-appreciated key to success.  Owners, property managers, and tenants may not always see eye to eye, but maintenance is one area where everyone agrees...it would be great to not have to do it!  Owners could avoid the expense, managers the late night calls, and tenants the hassle.  In the real world, you will have maintenance issues arise.  Generally these issues will pop up in the first few months of the tenant's stay, as the house adjusts to the new occupants, and smooth out thereafter. 

MAKE READY

Overseeing a full make ready is time consuming process.  First, we walk through the property to determine the scope of necessary repairs, taking approximately 150-200 pictures to document the condition.  We ensure the property is up to Texas State Property Code 92.151, which details simple safety devices that must be installed on your rental property.  We obtain bids from competent vendors for the necessary repairs, and submit them to you for your review.  Once the work is completed, we ensure that the repairs were done properly, and in accordance with the scope, before making final payments to the vendors.  After the repairs are made, we will normally take an additional 150-200 pictures of the house. 

No make ready scope is too big or small, we have contacts with just about every trade, and can literally build a house from the foundation up.