Best Tips For A Low Maintenance Rental
I was hoping everyone could give some good tips on how they reduce those annoying and sometimes costly repair calls.
Just to start things, I'll mention a couple of my favorites. First, I always put down some of the imitation stone vinyl tiles in the kitchen and I use the same color in all my rentals. The stuff is almost indestructable, and even if they damage a square, you just peel it up and put a new square in.
I also always replace the toilet. I install a unit that has a glazed 2 inch trap to reduce stop ups and overflows. I also use a wax ring that has the silicon sleeve and then I make sure to use an adhesive caulk to eliminate "wobbly bowl syndrome". While I'm in the bathroom I also remove the bar that pushes up the stopper in the sink( a notorious hair catcher) and plug the hole in the plastic ball that holds the bar with polyurethane caulk. I could go on but I would rather hear some good ideas from other people.
Best technique I use is that in my lease the tenant gets a discount for paying his rent on time, following the rules, AND taking care of minor repairs. If he calls me, he loses his $50.00 discount. I explain to him, that he must decide if his repair is worth $50.00.
Other items:
I have gone to tile instead of vinyl.
I silicone coat bath tiles and grout once a year as PM.
I keep property maintained and clean on outside - I find that people take better care of inside if I do.
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Good ideas Greg. I like the idea of offering a $50.00 discount for them not to call. I think I will experiment with it on a couple of my units. I did ask my manager about getting tenants to do the repairs one time and he said he was afraid they would cut a lot of corners and cause more problems. He had not actually tried it though from what I understood.
I'll pass along one other idea I use while I'm at it. Since tenants are notorious for not changing filters, I eliminate the need for them to do it. I add enough returns to my main return that I increase the filtration area by 4 times. Then I just change them all every 6 months to a year depending on the filters. [ Edited by davmille on Date 11/09/2003 ]
I have to tell you that I always put the discount for not calling me inmy leases but I am not a stickler about enforcing it , but it is ther is I have a nusance tenant. I agree with your buddy that sometime the tenants do not exactly have the skills to fix problems.
On the air flter thing - here in SWFL I buy the filters. It avoids costly maintenance problems when the tenants just pull the old filter out and do not replace it. They are cheap and it gives me an an excuse to go inside and check on things.
Another tip. If they want screens I make them pay for each one . I charge them exactlyy what a new screen costs me. I found out that tenants always screw the screens up and it is better to charge for them up front.
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