Unethical Maintenance Practices by Property Managers: What Landlords Need to Know

As a landlord, you trust your property manager to take care of your rental property, ensuring that it’s well-maintained and that any necessary repairs are handled promptly and professionally. However, not all property managers operate with integrity. Unethical maintenance practices can lead to inflated costs, subpar work, and even legal issues for landlords. Recognizing these behaviors early on is crucial to protecting your investment and maintaining a good relationship with your tenants.

1. Inflated Maintenance Costs

One of the most common unethical behaviors by property managers is inflating maintenance costs. This can happen in several ways:

• Marking Up Contractor Fees: Some property managers might charge you more than what the contractor actually billed, pocketing the difference as an undisclosed commission.
• Using Preferred Vendors: They may insist on using certain vendors who charge higher rates, often because they receive kickbacks or incentives.
• Overcharging for Minor Repairs: Simple tasks like fixing a leaky faucet or changing a light bulb could be billed at exorbitant rates, far exceeding the actual cost.

Take Action: To avoid falling victim to inflated maintenance costs, demand transparency in all billing and request itemized invoices for all repairs. You can also learn more about managing maintenance effectively through self-management by joining my free landlord class.

2. Unnecessary Repairs

Another unethical practice is conducting unnecessary repairs, which are not only a waste of money but can also inconvenience your tenants. A property manager might exaggerate the urgency or scope of a problem to justify costly repairs that aren’t actually needed.

• Routine Maintenance Disguised as Major Repairs: Routine tasks, like cleaning HVAC filters or checking smoke detectors, might be billed as more complex repairs.
• Fictitious Issues: In some extreme cases, property managers might fabricate issues that don’t even exist to charge for repairs.

Take Action: Regularly inspect your property yourself or hire an independent inspector to verify the necessity of repairs. By taking a more hands-on approach, you can ensure that only essential maintenance is performed. My online courses offer guidance on how to effectively manage and oversee property maintenance.

3. Delayed Repairs Leading to Bigger Issues

Sometimes, property managers may delay repairs, allowing a small issue to escalate into a much larger, more expensive problem. This tactic can be used to justify higher repair bills later on.

• Ignoring Tenant Complaints: If your tenants report issues and your property manager fails to address them promptly, it could lead to more significant damage that requires costly repairs.
• Procrastination: Delaying necessary repairs can also negatively impact tenant satisfaction, leading to higher turnover rates and increased vacancy periods.

Take Action: Establish clear timelines for maintenance responses and follow up to ensure that repairs are completed on time. For more tips on managing maintenance and repairs, check out my free eBook and follow me on Instagram @first_time_landlord for regular updates.

4. Subpar Workmanship

Unethical property managers might cut corners by hiring unqualified or cheap labor to perform repairs, resulting in subpar workmanship. This not only devalues your property but can also lead to repeated maintenance issues.

• Low-Quality Materials: Using inferior materials can lead to recurring problems that require frequent repairs, further increasing your costs.
• Unqualified Contractors: Hiring unlicensed or inexperienced contractors can result in shoddy work that fails to meet safety standards.

Take Action: Always request to see the qualifications and licenses of contractors who work on your property. If possible, choose your own contractors to ensure quality work. My online courses cover best practices for selecting and managing contractors.

5. Lack of Transparency and Communication

A property manager who withholds information or fails to communicate clearly about maintenance issues and costs is a red flag. This lack of transparency can indicate that they’re trying to hide unethical practices.

• Vague Invoices: Invoices that lack detail or clarity about what work was performed and how much it cost should be questioned.
• Limited Access to Property: If your property manager is reluctant to allow you to inspect the property or speak with tenants directly, it could be a sign of hidden issues.

Take Action: Insist on detailed communication and documentation for all maintenance work. Regularly visit your property to stay informed about its condition. For more on effective communication with property managers, explore my free landlord class.

When It’s Time to Take Control

If you suspect your property manager is engaging in unethical maintenance practices, it may be time to consider self-managing your rental property. By taking control, you can ensure transparency, quality work, and cost-effective solutions that protect your investment.

Take Action: Learn how to transition to self-management with confidence by enrolling in my online courses and connecting with a supportive community of landlords on Instagram @first_time_landlord.

Conclusion

Unethical maintenance practices by property managers can have serious consequences for landlords, from inflated costs to legal issues and tenant dissatisfaction. By recognizing the signs of unethical behavior and taking proactive steps, you can protect your investment and ensure your rental property is well-maintained.

For more tips and resources on managing your rental properties effectively, visit Landlord Strategy, where you can access my free eBook, free landlord class, and online courses. Follow me on Instagram @landlord_strategy for daily insights and inspiration.