The best approach to maintenance is “preventative maintenance,” and this is the HappyDoors policy.
HappyDoors has already started with educating the tenant by:
- Completing a detailed HappyDoors Lease Rental Agreement.
- Completing a walk-through documenting the condition of the property before the tenant takes possession
- Reviewing a move-in checklist with the tenant which recaps important policies and confirms that they are familiar with how to operate certain amenities such as appliances.
We want the tenant to know from the beginning of their tenancy that the HappyDoors/property owner expectations are to “care for the property.” This approach can prevent costly maintenance.
Next, we use “preventative maintenance” techniques when work is required and utilize competent contractors. Often the minor expenditures save the most money such as doorstops, new filters, checking appliances, adjusting doors, window latches, deadbolts, and more. Many small repair items can prevent maintenance that is more expensive.
Consider the cost of repairs like holes behind doors, clogged heaters and air-conditioners, appliance problems, dry rot, safety issue and more. Then, of course, there are the major issues in a home such as the roof, the exterior condition of the building, carpeting, interior, and exterior paint, etc. When left to deteriorate, it usually means the owner will have to spend more in the future.
It is equally important to keep up with maintenance while the tenant occupies the property. Often people think no news is good news; this can be just the opposite. Instead, “delayed news can become very bad news.”
This is why we require tenants to report maintenance issues or concers. For example, what is worse than finding out dry rot could have been prevented or discoloration of the linoleum if the tenant had reported the leaking toilet in the bathroom? Avoiding major maintenance costs are certainly more favorable in such cases.
The HappyDoors teams contact owners regarding maintenance above the $400 minimum that is listed in the HappyDoors Management contract, unless the situation is an emergency.
When an emergency and/or disaster strikes, HappyDoors has policies in place for the property and tenants. HappyDoors notifies the property owner as soon as practical. The nature of the emergency and/or disaster determines the action needed by HappyDoors.
There are times when a property manager must “act” in order to prevent great financial risk to the owner or to protect the health/safety of the tenant and others. For example, when a property is flooding, action is necessary.