Zillow Advice: Maintenance - as a home owner,do I have to pay for every problem that happens with the house? http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ Zillow Advice | Zillow Real Estate when you're an owner of investment ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ when you're an owner of investment rental property and you're looking to reduce your operating costs... sometimes doing the work yourself can cause grievances...i.e., when tenants are unhappy with the quality of your work...<br/><br/>i'e some tenants may have a different definition of professional paint job or professional cleaning<br/><br/>if you're not a professional plumber....OMG I can only imagine<br/><br/>property ownership is not suitable for everyone especially when things require repair due to normal wear and tear.&nbsp; Without the peace of mind of having a home warranty in place so a reputable contractor can do the repair job for a small service fee no matter how extensive a job is required can be very cost effective.<br/><br/>being a landlord is not suited for everyone Fri, 12 Oct 2012 00:14:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-12T00:14:00Z $160 is reasonable, especially ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ $160 is reasonable, especially if there were multiple lines to clear.&nbsp; Also depending on the length of the run.<br/><br/>Some plumbers will charge as little a $75.&nbsp; But you want a skilled plumber to avoid other damage and cleanup.&nbsp; It helps to be local and know the people you have working for you.<br/><br/>If you hired a management company, you will need to trust them.&nbsp; If they are not providing a reasonable service for you at a reasonable cost, you need to find someone else to do it.<br/><br/>The bigger question is why become a remote landlord in the first place?&nbsp; Clearly your overhead would be lower if you could do some of the things yourself and if you were local to the properties.<br/><br/>If the management company thought it could make more money owning the property rather than managing it, they would have invested in it themselves.<br/> Thu, 11 Oct 2012 23:22:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T23:22:00Z a listing contract to secure ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ a listing contract to secure a qualified tenant and a property management contract are two separate agreements<br/><br/>Having only the right to lease agreement ie listing agreement in place only secures a tenant for the property owner.&nbsp; <br/><br/>Without a property management contract in place, the property owner can deal with the tenant directly regarding any issues that arise during the term of their lease agreement.<br/><br/> Thu, 11 Oct 2012 19:54:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T19:54:00Z You can also agree have a ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ You can also agree have a property management company in place to&nbsp; manage your property for you for a fee of 5-8-10% of the monthly rent.<br/>The management fees are negotiable and based on how many properties you have to manage.&nbsp; <br/><br/>Some property owners choose to have both, a property management contract and a home warranty in place.&nbsp; This creates a buffer between the tenant and owner and eliminates costly repair expenses <br/><br/>The property management fees are also a tax deduction as are the expenses to repair items.<br/><br/> Thu, 11 Oct 2012 19:25:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T19:25:00Z having a home warranty in ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ having a home warranty in place will act as your support staff when items require repair or replacing in your home or investment rental property...a home warranty in place is most important when you have multiple investment rental properties.<br/><br/>It is quite customary to include in the lease agreement that the tenants will pay the home warranty service fee that can range from $55 or $75 to send the service technician provided by the warranty co to fix or replace the item if/when it breaks down...<br/><br/>the advantage there is that they will send someone out either the same day or within 24 hours and they have contractors that have been scrutinized to repair or replace and their job performance has to meet certain standards set by the home warranty insurer..<br/><br/>the property owner paying for the home warranty coverage may authorize the tenant to contact the home warranty co directly instead of having them call you to have something fixed and covered under the warranty....they have very extensive plans to minimal plans available for an annual fee. (these expenses are a write off for landlords) <br/><br/>should anything be required above or beyond the cost of the service fee to make repair...the property owner will need to authorize and approve the expense.<br/><br/>generally, warranty companies will initially try to deny claims when the expense to repair or replace is costly....<br/><br/>the wty co has to be made aware that the coverage is in place to repair items that were functioning when the wty coverage was taken out by the property owner...ie a home inspection report will often clarify any question pertaining to the functionality of the item in question needing repair or replacement and covered under the home warranty Thu, 11 Oct 2012 16:28:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T16:28:00Z Tenants rights and local ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ Tenants rights and local laws play a part. Please understand your responsiblities as a landlord and how they align with you local municipalities. The property manager should be well aware of local laws and your responsiblities as a landlord.<br/>Where I live in the Bay Area, tenant and landlord rights are vastly different from county to county. Your responsiblities as a landlord in San Francisco county are different from those of San Mateo county. Additonally, the various cities in those counties have their own laws. On top of that, the state may regulate landlord/tenant relationships as well. There is lots to know, ask your property manager! Thu, 11 Oct 2012 15:45:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T15:45:00Z With rentals, maintenance ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ With rentals, maintenance costs fall on the owner unless due to abuse or neglect by the tenant.&nbsp; &nbsp; For example,&nbsp; if a tenant is actually causing clogged drains (such as a teddy bear down the toilet), then you can charge the tenant for the repair.&nbsp;&nbsp; If it is happening due to cold weather, then it is likely a bigger issue that you will need to deal with (i.e. pay for) for insulation or the like.&nbsp;&nbsp; If September was cold enough to cause problems, winter is coming so it is time to figure out the root cause. <br/><br/><br/><br/><br/> Thu, 11 Oct 2012 14:42:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T14:42:00Z I take real good care of ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ I take real good care of my rentals. They represent a big investment for me and I want to take care of them. Sure, the tenants should be responsible, but if not you need to protect your asset. Thu, 11 Oct 2012 14:34:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T14:34:00Z Review your leases and property ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ Review your leases and property management agreement to be sure. However, in most typical cases the property owner is responsible for maintaining the property to a reasonable habitable condition. Most property management agreements do not cover the cost of&nbsp;maintenance&nbsp;and repairs within the fees that you pay the property manager.&nbsp;<br/><br/>Are you a long distance investor? If so, my best advice is keep a close eye on how your property manager is maintaining your properties, and what your tenants are doing. Try to visit the properties and do a walk thru occasionally.<br/><br/>You can read about my experience long distance landlording&nbsp;[website removed by Zillow moderator. Please see our&nbsp;<a style="text-align: right;" href="http://www.zillow.com/howto/GoodNeighborPolicy.htm">Good Neighbor Policy</a>.]. To keep a long story short, the tenant had done damage to my property, the manager wasn't staying on top of the tenant or the&nbsp;maintenance, and the health department held me responsible.&nbsp; Thu, 11 Oct 2012 13:11:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T13:11:00Z Good Morning!Look over your ... http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ Good Morning!<br/><br/>Look over your contract with the&nbsp;management company it should spell out your obligations. You also need to look over the lease agreement with the tenant.&nbsp; It's my opinion that plumbing shouldn't back up due to cold weather. It sounds like there is another issue going on.&nbsp; I know in our lease contracts the landlord is responsible for any repairs exceeding XXX amount of dollars unless is abuse/neglect by the tenant.&nbsp; You've hired a management company to represent you that's who you should talk to.<br/><br/>Good Luck! Thu, 11 Oct 2012 12:57:00 GMT http://www.zillow.com/advice-thread/as-a-home-owner-do-I-have-to-pay-for-every-problem-that-happens-with-the-house/463601/ 2012-10-11T12:57:00Z