Being a landlord carries the burden of handling repairs in your rental units. The ability to troubleshoot and potentially fix issues can save you thousands of dollars.
Should I Hire a Pro or DIY for Property Repairs?
There is no requirement to hire a professional for most property repairs. When determining if you should do it yourself or hire a pro, here are a few things to consider:
- Capability – Not everyone is handy. Determine your level of capability for handling these common property repairs. If it seems past your level of expertise, contact a professional. Attempting to fix things on your own can cause more damage
- Budget – Take a look at your overall budget to determine if you have room to hire a professional. While some tasks like changing a smoke detector battery you can probably handle on your own, some tasks are worth hiring a professional
- Portfolio size – If you have several properties, you are likely going to need to hire a handyman or a full-time property manager/ property management company to take care of things
Top 11 Most Common Rental Property Repairs and Maintenance Requests
Learning how to handle a few tasks can save you time and money. Check out 11 common rental property repairs and maintenance requests to know what to expect:
- Replacing Smoke Detectors and Batteries
- Handling Pest Problems
- Repairing Air Conditioner Issues
- Repairing Standing Water in the Dishwasher
- Repairing a Dryer
- Fixing a Broken Window
- Repairing a Clogged Toilet
- Painting the Property
- Silencing a Loud Refrigerator
- Removing Cigarette Smell
- Repairing Water Damage
1. Replacing Smoke Detectors and Batteries
Fire experts suggest checking and testing your smoke alarms twice per year. Landlords can easily add this to a general property maintenance check. It is a good idea to check the batteries, the manufacturer date, and test each unit. You can easily complete this task by following a few steps:
- Grab a ladder and hit the “test” button typically located on the front or side of the detector for at least 5 seconds.
- If the alarm sounds, you should still twist or unscrew the smoke detector from the mount to check the manufacturer’s date and batteries.
- If the alarm does not sound, you will need to replace the batteries or the smoke alarm itself.
All smoke alarms need to be replaced every ten years and the batteries should be replaced yearly. A working smoke alarm helps to protect your tenants and your rental property.
Should You Hire a Pro?
There’s no need to hire a pro, unless you have too many units to handle yourself. Most tenants can handle changing batteries, and swapping out detectors every 10 years is simple enough for most landlords to handle themselves.
2. Handling Pest Problems
Landlords are required to handle pest control in most states. This includes any situation that poses a health or safety issue to the tenant such as an infestation of bed bugs, rodents, vermin, or insects. If your tenants have reported an issue with pests, it is best to act right away as waiting can worsen the issue. Landlords should:
- Schedule a walk-through with the tenant
- Determine what type of pests are present and how significant the issue is
- If you notice a few pests or an issue surrounded by unclean areas you can find a few DIY treatments at your local hardware store
- If the issue is consistent or there are signs of an infestation, it’s essential to contact pest control as soon as possible
Many pest control services offer consistent quarterly maintenance plans. While this can be an additional monthly expense, it can be cheaper than the products and equipment you need to DIY.
Should You Hire a Pro?
Hiring a professional pest control service to regularly maintain your property is a good idea. Most monthly pest services are inexpensive and they have professional-grade products that can keep the same issues from reoccurring.
3. Repairing Air Conditioner Issues
Most states require landlords to fix air conditioner issues within 30 days. If your tenants are experiencing air conditioner issues, here are a few quick fixes you can try before calling a professional:
- Check the breaker – A power surge can cause the breaker to flip. Check the breaker to determine if you need to flip the switch or replace the fuse.
- Check the filter – A dirty or clogged filter can block airflow. If the filter was recently replaced, check to see that it was installed correctly as improper placement may be the cause of your air conditioner issue.
- Test the thermostat – If your thermostat isn’t working properly, it won’t signal the air conditioner to turn on. Check that the thermostat has power and there are no exposed wires. You may also want to check the placement of the thermostat – if it is cool near the thermostat and hot in other places, you may need to add another thermostat, such as in a two-story house.
- Check and clean the vents and air ducts – Check that the air vents in each room are open. The air can be redirected to different parts of the home through the vents. They can also be easily blocked with dust or animal nests. You can use a narrow hose attachment for a vacuum to clean and clear some of the area.
- Clean the coils – The evaporator and compressor coils function best when they are clean. Inspect both sets of coils for dust or debris and clean with a shop vac, soft cloth, or soft-bristled brush.
- Check the compressor – If your compressor is located on the outside of the home, it is likely surrounded by bushes or trees to help with aesthetics. Overgrown landscaping can block the airflow needed for the compressor to work properly. Keep all landscaping or other surrounding items at least two feet from the compressor.
Should You Hire a Pro?
It is a good idea to call a professional for major HVAC issues. If you can resolve the issue quickly with one of the suggestions above, trying to DIY is ideal. But if it requires more than a quick clean or changing the filter, trying to do it yourself may cause more problems.
4. Repairing Standing Water in the Dishwasher
A maintenance request for standing water in the dishwasher can be an easy fix. Try a few simple steps to see if you can clear it on your own before calling in a professional.
- Run the garbage disposal – An air gap or an overly full garbage disposal can keep your dishwasher from draining properly. Turn the water on and run the garbage disposal for 20 seconds to sit if it clears the issue.
- Use baking soda and vinegar – Mix ½ cup of baking soda, ½ cup of vinegar, and some warm water and pour it into the bottom of the dishwasher. If it starts to drain a little, run a rinse cycle to see if a small clog will loosen and disperse.
- Clean the filter – Over time, food particles can collect in the filter and keep the dishwasher from draining properly. Remove the filter from the bottom of the dishwasher, clean any visible food particles out of the hole, and scrub the filter clean.
- Clean the impeller – Check your model’s instruction manual to understand how the propeller and sprayer arm function. If food or other materials get caught, it can cause the dishwasher to malfunction. Clean all visible parts and remove any plastic pieces to check for clogs.
- Check the air gap – If you have an air gap, it is typically located next to the kitchen sink. Check to be sure it isn’t clogged, blocked, or displaced.
- Check for kinks – When a dishwasher is installed, it can have a small kink in the drain hose that worsens over time. A kink in the hose can keep your dishwasher from draining properly.
There are also a few steps tenants can take to keep this from happening in the future including:
- Cleaning the filter regularly
- Pre-rinsing the dishes
- Reporting strange noises
Should You Hire a Pro?
Typically, there is no need to hire a professional for this issue. Standing water in the dishwasher can usually be repaired pretty easily with the suggestions mentioned above.
5. Repairing a Dryer
Providing a washer and dryer to a tenant can be a major upsell, but only if the appliances work. If the dryer won’t heat properly, look over these suggestions to see if there is a quick fix.
- Check the lint trap – If the lint trap is clogged, it makes the dryer work harder to heat the clothes. The clothes may not feel like they are getting hot or dry if the lint trap is clogged.
- Check the settings – The unit’s heat setting may have been changed or accidentally bumped.
- Discuss load size – Overloading the dryer can keep items from having the airflow needed to properly dry. Remind the tenant to keep the drum 75% full or less.
- Check the circuit breaker – If there is a heating issue or a clog, your dryer may have signaled the electric panel of a risk and flipped the breaker. If the breaker flipped, clean the vents and run a few test cycles to be sure you fixed the issue.
- Check the vents – An obstructed vent can keep clothes from drying properly. Check the vents inside the unit as well as the vent connected to the outside. Lint clogs or a bird’s nest can easily keep the heat from functioning properly.
Should You Hire a Pro?
If a dryer isn’t easily repaired by the solutions above, it is usually time for a replacement. Many dryer parts are expensive. While you can hire a handyman to try to put a band-aid on the situation, you are likely better off giving the tenant some money for a laundromat until you can replace the unit.
6. Fixing a Broken Window
Some states have laws that specify that a landlord must fix a broken window, window locks, or issues with weatherproofing. Learning to fix these issues can help you in a pinch and ensure you are meeting all warranty of habitability requirements.
To fix a broken window with an aluminum window frame follow these steps:
- Measure the glass size you need to replace
- Put on safety gloves and eye protection
- Use a flat-head screwdriver to pop out the vinyl strip from the frame
- Remove any broken glass and check the integrity of the vinyl strip
- Replace the glass and seal it in
- Use silicone caulk along the frame and hold the glass in place until the silicone has set
- Replace the vinyl strips
Should You Hire a Pro?
Replacing a broken window can be difficult. Hiring a professional for this repair is a good idea. However, you will still need to cover the window and protect the tenant and the space from the elements or injury in the meantime.
7. Repairing a Clogged Toilet
Toilets can get clogged easily. People often try to flush things that aren’t meant to be flushed including baby wipes, feminine products, cotton pads, and more. Here are a few quick tips to help you resolve the clog on your own:
- Use a heavy-duty plunger – Create a tight seal by keeping the plunger under the water and plunge it up and down rapidly, lifting only an inch. It may take several cycles to loosen the clog.
- Use a plumbing snake – Place the end of the cable into the toilet and crank the handle. Push until you snag the clog or break it up to drain the toilet.
- Use baking soda, white vinegar, and dish soap – Mix one cup of baking soda, two cups of vinegar, a squirt of dish soap, and some hot water to try to loosen the clog. Let it sit overnight if possible.
Most toilet clogs are preventable. Remind your tenant what should and should not be placed in the toilet. Suggest a toilet lock if they have small children.
Should You Hire a Pro?
Most landlords or tenants can resolve a clogged toilet themselves. If the tenant is confident there is something abnormal causing the clog, it is a good idea to contact a plumber.
8. Painting the Property
Maintaining fresh paint is a great way to show tenants and future tenants you care about the property. Although it can be an expensive and time-consuming task, it is one of the best ways to increase value and freshen up your space.
Landlords should paint every three to five years. This range varies based on a few factors including:
- Quality of the last paint job – A professional paint job can last five to ten years, but, if the painter didn’t prep correctly, used low-quality paint, or you completed painting yourself, it will need to be painted again much sooner.
- Paint Damage – If the paint is scuffed, peeling, cracked, or has excessive damage, it’s time to repaint.
- High or Low Traffic Area – Living rooms, kitchens, and bathrooms will need to be repainted more frequently than a closet.
- Property Vacancy – It is much easier to paint a vacant property. If you have a vacancy, you may want to move up your painting timeline.
- Legally Required – Some local ordinances require landlords to paint within a certain period. For example, landlords of multi-dwelling apartments in NYC have to paint every three years.
- Quality of Rental Unit – A luxury tenant will likely expect you to paint in between tenants while a tenant in an average unit is ok with new paint every three to five years.
- High-Quality Tenants – Offering to paint your property may entice high-quality tenants to continue their lease. While it may cost you upfront, vacancy due to tenant turnover and having to find a new highly qualified tenant is likely to cost you more in the long run.
Should You Hire a Pro?
If you can afford to hire a professional, you should. A high-quality paint job typically lasts longer and looks better.
9. Silencing a Loud Refrigerator
If you provide appliances to your tenants, you may get a phone call about a noisy fridge. It is a common issue that has a few quick fixes you can try.
- Make sure it is balanced – Most refrigerators stand on legs which may become uneven and cause the fridge to make a loud noise. Use a level on the interior shelf or outside door to see if it’s level.
- Clean the compressor and condenser coils – If the fridge components are dirty and clogged with dust, it can put them into overdrive mode and make them louder.
- Check the drain pan – The pan can come loose and cause additional noises from the bottom of your fridge.
- Use soundproofing materials – Certain flooring materials can amplify normal fridge sounds. Place soundproofing materials around and underneath your fridge to help quiet the hum.
Should You Hire a Pro?
Complaints about a loud refrigerator are common. Following the tips above, you should be able to work out a solution without calling a professional.
10. Removing Cigarette Smell
Removing cigarette smell can be one of the most challenging tasks a landlord faces. The chemicals and scent stick to everything in the home. Here are a few steps you can take to remove the scent:
- Air everything out – Open all the windows and turn on all the fans to let fresh air in. You can use bowls of activated charcoal or coffee grounds placed around the unit to soak up the scent.
- Scrub hard surfaces – Use 2 cups warm water, 1 cup white vinegar, the juice from 1 lemon, and ½ cup baking soda to scrub all the hard surfaces in the home.
- Replace lightbulbs, filters, and blinds – Change all light bulbs, air filters, and blinds to keep the scent from returning.
- Clean or replace soft items – Sprinkle baking soda on all carpets and other fabric surfaces for at least 12 hours to help soak up the scent, then vacuum. If the scent remains, you will need to steam clean or replace all items.
- Seal and paint – Brands like Recon and Killz offer special primers to help block stains and smells. A fresh coat of paint can also help to keep things fresh.
- Hire a cleaning professional – For severe cigarette scents , you may need a professional to use an ozone generator or thermal fogging treatment.
Should You Hire a Pro?
Gauge how bad the situation is before determining whether or not to contact a professional. If the smell is significant, it is a good idea to contact a professional. You can also hire a professional just to do a deep clean or to use an ozone generator while you handle the rest.
11. Repairing Water Damage
Landlords must keep plumbing in “good and safe working order.” This can mean landlords are required to repair water damage, but tenants are responsible for paying for any damage they cause.
Water damage can vary greatly from a small leak to a flooded basement. While landlords can attempt to fix any small leak like a dripping faucet, anything bigger should be left to experienced professionals. Attempting to handle a significant amount of water damage could lead to mold, electrocution , or larger replacement projects down the road.
Should You Hire a Pro?
It can be hard to detect how significant the water damage is. It is a good idea to contact a professional to ensure the situation is handled properly.
How Much Does Rental Property Maintenance and Repairs Cost?
Landlords should expect that the average cost of maintenance is 1% of the property’s value. So, if you purchased a $350,000 home, you should plan to spend $3,500 on maintenance each year.
Take a look at the chart below to determine a cost comparison for DIY or professional maintenance and repair work.
| Maintenance item | Estimated DIY cost | Average professional cost |
| Replacing smoke detector batteries | $20 – $40 | $50 – $80 |
| Replacing smoke detectors | $70 – $150 | $70 – $150 |
| Pest control | $50 – $200 | $130 – $350 |
| Pest control maintenance | $20 – $200 | $30 – $50 monthly |
| Air conditioner repair | $0 – $100 | $150 – $650 |
| Dishwasher repair | $0 – $300 | $160 – $600 |
| Dryer repair | $0 – $150 | $100 – $500 |
| Broken window repair | $200 – $600 | $375 – $800 |
| Toilet clog repair | $5 – $50 | $150 – $500 |
| Painting entire home (1,500 – 3,000 sq ft) | $1,500 – $3,000 | $4,500 – $21,000 |
| Silencing a loud refrigerator | $0 – $50 | $40 – $1000 |
| Removing smoke scent | $30 – $600 | $400 – $1,400 |
| Water damage (Class 1) | $50 – $300 | $150 – $500 |
Keep in mind, if you aren’t experienced in a certain area of property repairs or maintenance, it may be a good idea to hire a professional. Although they cost more up front, it can save you time and money doing it right the first time around.
Don’t forget to weigh out the cost of repairing an item versus buying a new one. Paying $400 to repair your dryer isn’t a great deal if you can buy a new one for the same price.
