It depends on how the lease reads, but most residential leases dictate that the landlord is responsible for the roof, electrical, plumbing, heating/cooling and appliances. When in doubt, you are welcome to call our office to ask. Unless directed otherwise, you should call your property manager for all maintenance issues.
When a property manager receives a maintenance request from a tenant, their first step is to troubleshoot the problem to see if it is something that can be solved easily and avoid a service call to a technician. They will diagnose the problem the best they can, and if the issue cannot be solved, a work request will be sent to a professional in order to further evaluate the situation. Please keep in mind that our property managers are not professional maintenance technicians, therefore we use trusted vendors who give us fair pricing and are honest and ethical in evaluating and addressing maintenance concerns. Many of the Military Plus contracts differ from our regular Dodson Property Management contracts in that Military Plus contracts allow for up to $500 worth of repairs to be made by the property manager without approval of the owner and Dodson Property Management sets that threshold at $250.
Since we use vendors whom we know and trust, from time to time they will call us from a job site with notification that a repair may cost slightly more than the $250 threshold. In these rare instances, our property managers will evaluate the situation and cost, and make a determination that it may be in your best interest and actually save you money in the long term to authorize the repair rather than incur an extra service charge. In these cases, your property manager will try to contact you while the vendor is on site, but if they are unable to get in touch with you, they may need to make the determination to complete the task in order to save you money in the long run.
Should you have any specific maintenance instructions or requests, please address these with your property manager when we begin management of the property so we can fully meet your expectations.
As you have been notified previously, Dodson Property Management is not holding a reserve for paying maintenance costs as we believe your money will be better served in your pocket as opposed to our account. However, that means that you will be experiencing deductions in monthly rent for your maintenance costs, which will be a little different, but will be communicated to you in advance when possible.
In the instance that a maintenance repair bill exceeds one month’s rent, we ask that payment arrangements be made prior to the repair work being completed. You may send a check for the full amount of the repair bill or make a payment through your owner portal and we will in turn disburse to the vendor, or you may pay the vendor directly. Please keep in mind that if you pay the vendor directly, this will be reflected neither on your owner statement nor on your end of year statement from an accounting standpoint. By paying Dodson Property Management directly for such repairs, this will ensure proper and much simpler accounting for tax purposes.