| In a recent article I discussed your need to find and | | | | Use your handyman for light carpentry jobs, painting, |
| keep great contractors. But most landlords only rely | | | | and the small electrical, plumbing and HVAC jobs |
| on professional contractors for some maintenance | | | | where you don't need a professional. A handyman |
| and repair tasks. The reason, of course, is price. Why | | | | can often also take on bigger jobs such as siding, |
| pay a contractor big money to do a job you could | | | | building stairs or decks, or replacing windows. Many |
| do yourself, or find an inexpensive handyman to take | | | | people who hire themselves out as handymen are |
| care of, or even leave to the tenants? | | | | actually licensed general contractors. |
| You must weigh at least three factors in deciding | | | | You're much better off with a handyman who does |
| who will do a job. Those factors are cost, reliability, | | | | have a contractor's license, along with workers comp |
| and quality. If you're thinking about taking on the job | | | | and liability insurance. This person will consider himself |
| yourself, consider time and something I'll call "the fun | | | | a professional and will probably be much more reliable |
| factor" as well. The fun factor is the enjoyment you | | | | as a result. However, you might have a hard time |
| may get out of doing handyman jobs. In my next | | | | finding a handyman of this caliber. |
| article, I'll help you figure out where you should take | | | | A handyman who doesn't have those credentials |
| these projects on. | | | | may still do very good work, and will probably charge |
| Here's how the different candidates to do work, | | | | less. However, he is much more likely to want |
| other than yourself, typically grade on the | | | | payment in cash, to not be available when you really |
| performance factors: | | | | need him, or even to skip town with your money. |
| Contractors Score: Worst in Cost, Best in Reliability | | | | You can avoid these problems by paying only a small |
| and Best in Quality. Handymen Score: Medium in Cost, | | | | part up front, by scheduling him in advance ('I'll see |
| Medium in Reliability and Medium in Quality. Tenants | | | | you at 9 a.m. Wednesday"), and by checking |
| Score: Best in Cost, Worst in Reliability and Worst in | | | | frequently to make sure the job is done. |
| Quality. | | | | How will you find a good handyman? Start by |
| Of course the actual results depend on your actual | | | | checking with the other members of your local |
| contractors, handymen, and tenants. For contractors | | | | landlords association, making sure that their criteria |
| in particular, however, quality and reliability should be | | | | for a good handyman matches yours. If that doesn't |
| absolutes. If your contractor isn't the best in those | | | | work out, check the Yellow Pages; then the |
| areas, replace him. | | | | classifieds in you local paper; then signs posted on |
| Now it's time to think about where you want the | | | | community bulletin boards. A contractor hired off a |
| best quality. It is an absolute must on any jobs that | | | | bulletin board is much less likely to be reliable than |
| directly affect the safety of the building, as well as | | | | one recommended by another landlord. |
| any jobs that, if not done perfectly, may result in a | | | | The primary reason to hire a tenant is cost. |
| more serious expense later. Keeping that in mind, you | | | | However, you should not hire tenants to do anything |
| certainly want a real licensed plumber, electrician and | | | | but the most basic jobs. Use tenants only for routine |
| HVAC contractor for all significant projects in those | | | | tasks like lawnmowing. Of course you can make an |
| areas. Be very hesitant to employ a handyman here, | | | | exception if you have a tenant who is a skilled |
| and never use a tenant for such jobs (unless, of | | | | handyman or professional contractor. In that case, |
| course, the tenant is a licensed professional | | | | however, the tenant will want to be paid his standard |
| contractor). | | | | rates. |
| A significant job is one where there is potential for | | | | If you do hire a tenant, make sure it is someone |
| major damage if the job is not done right. For | | | | who has lived in your building for many months, if not |
| electrical jobs, you probably don't need a pro to | | | | years, and who has proven to be reliable as a tenant. |
| replace outlets or switches, install overhead lights, or | | | | Don't ever allow a tenant to "work off" unpaid rent - |
| replace circuit breakers. For plumbing jobs, you don't | | | | the job probably won't be done well and the tenant |
| need a pro to unclog most drains or replace washers | | | | will still expect credit. |
| in faucets, toilet parts, or showerheads. For HVAC, | | | | The other danger in hiring a tenant to do work is |
| you don't need a pro to replace filters, thermostats | | | | that problems with one relationship may affect the |
| or zone valves, or purge forced water heating | | | | other. For example, suppose you hire a tenant to |
| circuits. You can probably think of other similar | | | | plow and he does a bad job. Now you've got a |
| projects. | | | | problem with your tenant and a problem with your |
| You should also think about insurability when | | | | snowplower. You may have to replace both. |
| considering a contractor. Your property insurance will | | | | For that reason, if you do hire a tenant, try to keep |
| not cover damage caused by bad repair work, unless | | | | the two relationships as separate as possible. Write |
| the repair is done by a licensed contractor. | | | | up a separate agreement that spells out what the |
| A licensed contractor is often your best bet in | | | | tenant has to do and how much he'll be paid. Rather |
| emergency situations. This is because such a | | | | than accept a lower rent, insist on full rent payments |
| contractor is usually on call 24/7, has replacement | | | | and pay separately for the work the tenant does. |
| parts in inventory, and has more than one pro on | | | | If you do use a tenant or handyman to do projects, |
| staff. | | | | set an ironclad rule that he or she can never enter |
| If your buildings are in a snowy part of the country, | | | | another tenant's unit to do work - even if the tenant |
| you also need a very good snowplow operator. Use | | | | is there - without you also being there. This will help |
| one who has been in business for several years, lives | | | | protect you from liability. |
| locally, and will get the job done by the time you set. | | | | |