I have a property owner client who has known for 4 months her residents of 3 years were leaving the end of June.
I did a PRE-move-out inspection the end of March to assess what needed to be done in the “make ready” process for new residents. I made the inspection with the Class B contractor I have used for over 15 years. He gave up a workday to drive to 6 properties with me while we performed this process because he 1) knows how I want for my properties; and 2) he appreciates that I am his BEST customer....if not his LARGEST.
When I advised my client in April what needed to be done...1)repaint the upper 2 bedrooms, trim, full bath, ceilings AND 2-story stairwell to the main floor as well as possibly the master bedroom and full bath with walk-in closet AND remove the plastic waterproof coating on the 3 walls of the unfinished basement, I gave her the approximate cost and advised her I would be holding April, May and June rent to pay for these repairs.
Once the residents leave, we will also assess the need to spray and SEAL the deck which gets full sun and is a great attraction of the townhouse.
The departing residents will clean the house and have the carpets professionally cleaned per my move-out instructions and my painting/repair contractor does not leave me a mess when he finishes. The property will be move-in ready.
I have calendared the work to start the day after the current residents depart - third week in June - so that the townhouse will be available for new residents July 1.
NOW...the owner has advised me to get bids.....her thinking is that since I did not get multiple bids, the work will cost too much.
I have not had to do this for a few years, so I gently advised her that MY PROCESS does not require multiple bids to get the BEST JOB (price & timing).
FIRST * homeowners rarely get the service, expertise and knowledge that I get from my service contractors. I KNOW the type of paint, colors and the scope of work that needs to be done to MAINTAIN the property for rental residents AND I have arranged to have that work done in time for new residents.
SECOND * I already know the cost of this work....I have 3 properties JUST LIKE HERS that I have managed for over a decade....I know how long the paint should LAST and I know the quality, grade and WASHABILITY that is needed.
THIRD * I get BETTER THAN GOOD prices from my service vendors because...I give them BEAUCOUP work YEAR ROUND. Unlike an individual homeowner who may only want certain color on their walls for a specific price....I get GOOD QUALITY and FAST service. My service vendors know that if they keep me HAPPY! and give me good prices and treat my residents with respect and consideration, they will get my work WITHOUT a costly Yellow Page ad AND the need to take credit cards and pay a merchant’s fee.
Homeowners who want to get multiple bids go through this process to get EDUCATED by the service providers during their bid process....I already have this knowledge and expertise and I have great service providers READY to do the work.......in time for NEW TENANTS!