Maintenance work again!!

Hi,

Recently received a request from one of my tenants for
- Bathroom ceiling paint is heavily peeling – (Scraping the loose paint, Patching with plaste, Cleaning and killing any mould that may be present, Sealing with oil-based sealant, Applying two coats of semi-gloss (with anti-mould technology)
- Leaking/dripping cold water tap in shower
- No laundry door
- Front gates installed

The tenant is a handyman and offered to do the work for one weeks rent ($395) and just wanted to know if this was reasonable?

 

I think that's reasonable.. equates to 8 hours work @ $50/hr.
Are you going to pay him as a handyman, or just give a free weeks rent?
What if he does a crap job as a 'tenant' getting free rent?

 

You've listed 4 things there. The first 2 sound like repairs and the last 2 sound like improvements.

Its worth noting that repairs are compulsory and improvements are not (but are usually a good idea - they help tenants stay in properties longer, and make the property more rentable in the future).

The price sounds like a good price overall , depending on the specs of the door and gates. Does it include materials as well?

But first I'd be questioning why the bathroom ceiling is an issue to start with - sounds like they havent been using the ceiling fan? Will it reoccur and then need to pay to redo it again?

 

Thanks @mikey7 and @D.T. It's a free week rent and they offered to charge for just the materials only. The funny thing is the bathroom ceiling is in good working order and the last painter was meant to have painted the bathroom with the proper paint.

 

Which makes me lean more towards why it needs work, because they want the work, or because they havent been using the exhaust fan?

 

Inspect bath ceiling first.
If you've had it done in the last few years it shouldn't be peeling.
The rest is up to you, a tap washer is nothing much.
Why no laundry door ?
Gates, type sort ?
A weeks rent AFTER you've inspected finished work is fair enough to keep the tenant happy
Ensure YOU buy the materials, or be prepared to pay a premium price

 

The bathroom does have a 4 in 1.....

 

That does not mean it gets turned on.

I been into many of my rentals, and if there is an option to not turn it on, they do not, results are always the same.

 

I made a point of visiting the property when the tenants started going on about mould. I said yes to all the niggly things they wanted but when it got to the mould, I put my foot down quite firmly and insisted that they clean it, told them how to do it, and told them to leave the bathroom window open a few cms. I was not going to tolerate mould - I know there are many threads stating it's the landlord's problem but the problem didn't exist until those tenants moved in and stopped opening windows.
They fixed it and it hasn't returned.
Having said all that, I would be inclined to go along with your tenant's suggestion ( after an inspection and mould discussion) as it will also lead to other things being done which you probably won't have to pay for and a long term happy tenant. I would pay for the door and the gate and help to choose the gate if it's important to you.
Handymen are usually good at what they do.

 

If possible install a whirlybird over the bathroom, the extraction will make the ceiling fan spin naturally.
Trouble is they can cling wrap the cover to stop the cold breeze

 

Have you considered the risk if he does the repairs at your direction and falls off a ladder, electrocuted using power tools ( are his tools tested and tagged), etc, etc. All sorts of things could go wrong.

Legitimate concern.

Ensure you have adequate insurance! If he is a "professional handyman" does he have insurances? Is he "qualified"? Even better if he has a 'White Card' (nsw) as that is a recognised qualification or other equivalent qualification in his state.

Will he invoice you for the work? Perhaps ask your PM to get a quote from your tenant in writing, recognising he is doing this work within the context of his business ( if he has a business ). Make sure you get an invoice and receipt.

This approach is probably better than giving him a week of 'free rent'.

Sorry to be the devils advocate. I do too much Safety Engineering and Health / Safety work as part of my day job.

 

Cheap! Just put in a proper fan - vented to the outside with a self closing 'top hat'.

 

1.'completed in a 'Tradesmanlike manner'.
2.ask to see his insurance 'before he starts
cheers

 

A handy tenant can be an asset, but could also be problematic. If you agree to allow the tenant to do this work to exempt him from rent, would he go looking for other "work that apparently needed doing and offer to do it to get more rent exemptions" ?

 

Yeah, a handy tenant, one that can change globes thanks !

Geez that one peeves me, when I get a request for an electrician for globes !