Evaluating Proposals and Checking References When Working with Contractors for Your Long Beach Rental
Dustin Edwards • October 16, 2020
Taking a few Key Steps Can Help Save You Frustration
The reality is that at some point your rental property is going to need work where the cost is more significant meaning a repair and/or upgrade that is going to cost north of $5,000. In the scenarios you will inevitably enlist a licensed contractor in a specific trade (i.e. Electric, Roofing, etc.). To help ensure that your property and future tenants are well taken care of we invite you to consider two key aspects in these repair situations: proposals and checking references.
Evaluating Proposals for Your Long Beach Rental
For larger jobs on a property, those over a few thousand dollars, we recommend that you get at least 3 proposals. Think of major items on a property such as a roof or a re-piping job where the work can easily be in the thousands.
While the gut reaction might be to go with the “lowest bid” we encourage you to take the time to truly evaluate each proposal to ensure you are getting value. A couple of items to consider as you evaluate the proposals:
- Have they identified the materials they plan on using? - For example in a re-piping job have they identified copper or are they proposing PEX? On a roofing job what have they identified for the roofing underlayment (felt paper or possibly Tyvek)? Each option will have cost implications and also benefits for your property.
- What is the lifespan of the materials that are being proposed? - When you are evaluating the materials on a proposal take time to look at the differences as many materials can come with different lifespans. For example roofing material lifespans can range from 20 years to upwards of 50 years depending on the material. Generally speaking the longer the lifespan the more expensive. It can be worth investing a little extra up front for a longer lifespan. Labor is usually a large component in the total price of a large home improvement project as a result of the skill required, liability, and insurance requirements for professionals.
Checking References of Contractors
Checking references is one of the most often skipped steps when evaluating contractors for larger jobs. Looking at reviews online is great and it can give you a good idea of what it is like to work with the contractor, but taking the time to call on references can be invaluable. We find that most people don’t check on references because they aren’t sure what questions to ask. When you take the step to check on references we invite you to consider asking a few key questions such as:
- Did you find any incident or aspect frustrating? - Here listen for items where the proposal could have differed from the actual work. How did the problem get resolved?
- Was there anything that surprised you? - Did the job go over the expected time or cost? If so, dig in to find out why and see if it was something that could have been anticipated or just an unlucky moment.
- What is the top reason you are happy to give them a reference? - Usually references are the top clients, finding out why (cost, efficient timing, great interaction, etc.) can help you to see who is the best for your personality.
You certainly can ask more, but we find that a few questions will help you to get a better understanding of the working relationship. More importantly you will want to ask these questions across at least 3 references as that allows you to truly find out if the experience is consistent.
At Beach Cities Property Management we have done the evaluations of hundreds of vendors over the years to develop a list of professional and competitive contractors for any given scenario of a property. When you would like to find out more about how we engage contractors and evaluate proposals for our property owners we invite you to request our Free Rental Analysis
to see how we can help.
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Your property’s roof is its first line of defense from the sun, rain, and wind. Which means it will eventually wear out. Many landlords overlook this since a roof is generally designed to last twenty or so years, and they simply forget until the signs begin to show. Below, we’ve compiled a short list of five signs it’s time to replace your roof for when doing property inspections. Tenant Complaints When your roof has become damaged, your tenants will likely be the first to notice. When tenants report water stains on the walls and ceilings, it's a sign that you should inspect your roof. In severe cases, your tenant may notice water dripping from roof leaks. This moisture, if left unchecked, can lead to the growth of mold and mildew, which can be a health concern for your tenants. Some tenants simply move out, assuming the odors or recurring respiratory issues are caused by the rental and not just the roof. This leaves you with a vacancy to manage, and if you’re unable to find the leak during this period, the following tenant may have a negative experience as well. Many landlords have found it beneficial to have property inspections regularly in order to preserve both the property’s value and the tenant’s trust. Roof’s Age Even with the highest quality materials, a roof still has a shelf life. Most roofs in Long Beach, CA, use asphalt shingles, and these generally last around twenty to twenty-five years. Once they've passed this threshold, the faults begin to show themselves. A sagging roof line is a sign that your roof is due to be replaced, as it's a serious concern. It often indicates that moisture has entered the underlying decking and caused some structural damage. From ground level, you may not be able to notice these problems. However, during an inspection of the property, an experienced inspector should be able to notice soft spots or contours on the roof. These forms of damage often get worse over time. Coordinating these inspections and preventative maintenance can be difficult for landlords with an extensive portfolio, which is why many enlist help. Shingle Damage Damaged shingles are one of the most obvious signs that your roof is deteriorating. If you ever notice cracking, curling, or patches with missing shingles, the roof is no longer providing adequate protection to your property. Although you can buy time with spot repairs, if the entire roof shows signs of damage, it’s likely time to replace the roof. Aside from protecting your property, the roof affects your property’s curb appeal. A patchy and worn-out roof can drive down the rental appeal. Prospective tenants will easily be able to spot the differences between pictures taken in the listing when compared to the property in person. This can not only hurt your chances of filling a vacancy, but it can also hurt your reputation as a landlord. Granules in Gutters After heavy rainfall, it's a good idea to inspect your rain gutters. If you or your property manager notice large amounts of black or gray granules, it means your roof shingles are breaking down. These granules are critical for shedding water off the roof. Once the granules fall off the shingle, the shingle begins to degrade faster under the sun and elements. If you’re not sure how old your roof may be, Loss of granules can be a strong indicator that your roof is nearing the end of its lifespan. Regular gutter cleaning and roof inspections can help catch these problems early before they become expensive repairs . Increase in Utility Bills Your tenants complaining about their utility bills increasing or poor temperature control in the rental may not realize the roof is to blame. A failing roof can result in subpar insulation and ventilation. This can lead to higher heating and cooling bills for your tenant. This can be frustrating for your tenants while putting more strain on the HVAC system. This puts more wear and tear on your HVAC system. Being aware of the warning signs and being proactive can protect your rental property, maintain tenant satisfaction , and avoid emergency repairs. If you need help inspecting your roof or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .
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