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fire my property manager???

Discussion in 'Property Management' started by Moist, 14th Aug, 2015.

?

fire PM?

  1. yes

    12.5%
  2. no

    87.5%
  1. Moist

    Moist Well-Known Member

    Joined:
    24th Jun, 2015
    Posts:
    93
    Location:
    Melbourne
    I have just leased my apartment but unfortunately I didn't get around to changing a downlight before I left. The tenants have asked the property manager to address this.....I don't know why they can't just do it themselves and bill me for the globe, Coles is across the road for goodness sake.

    Anyway, the property manager, who's office is 1 minute away from the apartment, said either I have to go around there and change the bulb, or he has to get a handyman out to change a light bulb!!!!

    Is this the way it is supposed to work and am I being unreasonable? I'm paying them 11% of $270/wk for goodness sake. Surely they could change the globe without bothering me about it.....
     
  2. wylie

    wylie Moderator Staff Member

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    I've always been told that "technically" it is up to the landlord to change a light bulb. In all my years as a landlord, I've never had a tenant ask me to do it except for a high end property with a very high, expensive and "specialist" bulb that had to be reached with a ladder. Most tenants just didn't bother telling me this light bulb had blown though as it was part of a larger room. (In the end we swapped the light for a different one when a sparkie was there for something else.)

    If you live local to the apartment, why not go around this once, speak with the tenants and ask them if they can change bulbs if needed. Or telephone them direct. Take some spares around. You may find that they are not the problem at all. And if they are indeed insisting that you change it, then I'd consider letting them go at the end of the tenancy.

    We've had a "princess" tenant who drove us made with wanting everything done for her. We chose to keep her, good rent, paid on time, and just said "no" to things she wanted that didn't suit us or improve the house.
     
  3. Fargo

    Fargo Well-Known Member

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    Vic
    I would sack them just to get a more agreeable management fee. Useless tenants like that I put the rent up and don't care if they leave. I often have tenants take light bulbs when they leave.
     
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  4. Nick Valsamis

    Nick Valsamis Well-Known Member

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    Sydney
    Most people probably do not expect this of a property manager but for that price it is reasonable to expect it. I've personally changed downlights for a clients property, so there are property managers that would be happy to do it.
     
  5. Moist

    Moist Well-Known Member

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    24th Jun, 2015
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    Location:
    Melbourne
    It would take him 15 minutes considering how close his office is and where Coles is located. Changing the lightbulb is actually worth his management fee of $1544/year in my opinion as if he doesn't do it, I've made it clear that I would sack him. Funnily enough he is still quoting the Residential Tenancies Act telling me I have to do it, which is probably right, but is not the point.

    If someone asked me to change a downlight, and told me it would take 15 minutes of my time, and I would get $1544 for doing it, of course I would change the light bulb!

    I believe this is also one of his first properties....
     
  6. bob shovel

    bob shovel Well-Known Member

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    i wouldnt touch it if i was the PM, downlights are a nightmare. in theory its a no brainer but when mr pm goes to change it and the the thing falls out or the light doesnt work after changing it, its on his head. why would he want that when he's already been threatened to be sacked.

    Ask the PM nicely that if you drop a globe off will the tenants put it in. Like you said it should have been done before you left. cop the small expence and get it fixed
     
    MJS1034 likes this.
  7. Scott No Mates

    Scott No Mates Well-Known Member

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    @Moist - Climbing ladders is not in the PM's job description, they aren't engaged to undertake r&m (unless you have included facilities management in their contract and are paying for that service).

    Tenants are liable to change light bulbs, anything more complex than an edison/bayonnet mounted light fitting is the owner's responsibility.

    Why are you so anti paying for a handyman to replace a globe?
     
  8. twobobsworth

    twobobsworth Well-Known Member

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    Location:
    Sydney, New South Wales
    I had a PM email me once asking for permission to reimburse her $11 for replacing a light cover she noticed was starting to crack during an inspection. As bunnings was around the corner she bought one, returned and installed.

    Depending on what state the property is in it can be tenants responsibility to change light bulbs providing they are accessible. If it's a new tenancy you would have to ensure its working to start with.
     
  9. Be Developer

    Be Developer Property Developer Business Member

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    @Moist

    It is not PM job to replace downright.(as you already know). He may be managing upwords of 200+ properties. Imagin, of he does that for all prop he manages:(

    As other said, some PM do it as a courtesy but it is not part of their job description.

    Best to include change of light bulb,etc as a special conditions in tenancy agreement next time.

    Sacking him won't even work as you may have term agreement with agency, best to check agreement.
     
  10. Moist

    Moist Well-Known Member

    Joined:
    24th Jun, 2015
    Posts:
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    Location:
    Melbourne

    I just feel that it's such a petty task that I wouldn't feel justified paying a handyman his call out fee and time when the tenants could very easily do it themselves and bill me for it. How hard is it?
     
    Last edited: 15th Aug, 2015
  11. Moist

    Moist Well-Known Member

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    What exactly do property managers do????
     
  12. S.T

    S.T Well-Known Member

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    I'm not selling anything
    How many property managers does it take to replace a light bulb?
     
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  13. Be Developer

    Be Developer Property Developer Business Member

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    To answer that question in short manner,

    Think you have portfolio of 200 properties, would you change light bulb or get ppl to do it for you?
     
    Scott No Mates likes this.
  14. MGF

    MGF Well-Known Member

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    13th Aug, 2015
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    QLD
    It's funny how a task forced on another person is petty, small, no work...

    It could involve climbing a ladder, something could go wrong, a month from now that light shorts out and burns the house to the ground - I'm thinking the PM isn't insured for electrical work!

    You have a fire start from that downlight and I bet you'll be raring to sue them for causing it. Then the insurance company would come after them.

    It's not a petty task and there are plenty of excellent reasons a PM wouldn't risk their assets to perform work that could really backfire on them.
     
    bob shovel and D.T. like this.
  15. Scott No Mates

    Scott No Mates Well-Known Member

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    A: A facility manager
     
  16. bob shovel

    bob shovel Well-Known Member

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    I wonder if you pm is losing ass much sleep over this as you are??

    If your so anti pm, self manage! I reckon that would fun and you could probably do it with one hand tied behind your back while you change globes and those other meaningless tasks they do... What they do we'll never know. Another of lifes many mysteries remains unsolved
     
    Nemo likes this.
  17. Rolf Latham

    Rolf Latham Inciteful (sic) Staff Member Business Plus Member

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    ummm yes, but they arent "getting" 1544 for changing a light bulb


    ta

    rolf
     
  18. monalisa

    monalisa Well-Known Member Premium Member

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    18th Jun, 2015
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    Location:
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    11% seems rather high for PM fees :O
     
  19. Jess Peletier

    Jess Peletier Mortgage Broker - Australia Wide Business Member

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    Location:
    Perth WA
    Not in Perth. That's a bargain.
     
  20. Scott No Mates

    Scott No Mates Well-Known Member

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    If punters are prepared to pay it, then it's market.

    For the long term WA investors, has it historically been 11% (over a >20 yr timeframe)?