When you get your property manager to fix something....

[Hvr]

I actually got a property manager sacked because they refused to follow my instructions regarding my tenant. I wrote to the principle (was interstate) and set our my concerns and what I wanted to rectify the situation. Couple of days later got a call from a new PM who listened and acted appropriately. She was wonderful for the couple of years she was there.

My complaint was apparently one of many and the final straw for the agency. The benefit of putting it in writing was that they could use it as evidence against them.

 

[Major]

I self manage now. I just had a hot water system replaced. So I was dealing directly with the plumbing company. They supplied a quote over the phone, I then asked the brand and was told it. I gave the OK. But when I got the invoice all it stated was

So no brand on the invoice (but I was told it) and no breakdown of parts/labour. Just GST added. I suppose I could have asked for a more detailed invoice, but it didn't seem necessary.

Just saying this because I don't know how a property manager would know those details if the plumbing company didn't give them (unless they asked). Looking at a few other receipts for other work done, I can report that some tradespeople are 'economical' with the detail in their invoices.

You should ask for Brand name and serial numbers in case there is a need for warranty repairs. If there is a problem you need to know who is going to pay for repairs

 

[amaroo]

I would push back on the property manager....big time. Wouldn't surprise me if you discover a cosy rort going on between agent and trades.

Rent rolls can be big business and provide steady flow of dodgy deals.

Once sorted, I would engage a new agency.

 

[Major]

I would push back on the property manager....big time. Wouldn't surprise me if you discover a cosy rort going on between agent and trades.

Rent rolls can be big business and provide steady flow of dodgy deals.

Once sorted, I would engage a new agency.

Totally agree...there is something going on here

 

[Austman]

You should ask for Brand name and serial numbers in case there is a need for warranty repairs. If there is a problem you need to know who is going to pay for repairs

That's a fair point, but I've never had much of a an issue when it's actually come to making a warranty claim (and I have made a few). I've bought new properties that were already fitted with new appliances where there was nothing given about the actual cost or exact installation date or even who actually installed them (usually a sub-contractor) but the warranties have always been honoured, within reason, by the manufacturer/distributor.

 

[Wozz]

It is not uncommon for the agents to "recommend" tradesmen to you. There was once when we were moving out of a rental property and required exit cleaning done, the agent gave us a contact and suggested us to use their cleaner. She also said that if we happened to use someone else and it is not done properly, she would need us to get someone in again...

So Mrs Wozz rang the cleaner but forgot to mention that we were referred by the agent. The cleaner came and we asked whether we would get a discount as we have been referred by the agent. He said that it would actually have been 100 bucks more had we mentioned the agent as referral but he would honour the price he has given us this time!

 

[puppysparkes]

It happens. As with anything where $$ are involved. Don't take the first option unless you've done your research.

 

[cove]

I did get a laugh when a part we make and sell wholesale for $8.50 got sourced and billed by an air conditioning company at $80. Now that is a mark up!

 

[N860CR]

Unfortunately, property managers are the worst part of owning investment properties and it sends me insane. I've lost count of the number of times I've spent a hours in a foreign country trying to deal with the most mundane of issues that a range of property managers can't deal get their head around.

At the end of the day, 99% of people working in real estate aren't overly bright. The property managers are the lowest of the staff in the agencies so that gives a bit of an idea as to how capable they are.

My new practice is to send very direct one sentence emails telling them exactly what to do. No niceties, no room for negotiation. It seems to work for me.

 

[sumthinfornuthin]

I self manage now. I just had a hot water system replaced. So I was dealing directly with the plumbing company. They supplied a quote over the phone, I then asked the brand and was told it. I gave the OK. But when I got the invoice all it stated was

So no brand on the invoice (but I was told it) and no breakdown of parts/labour. Just GST added. I suppose I could have asked for a more detailed invoice, but it didn't seem necessary.

Just saying this because I don't know how a property manager would know those details if the plumbing company didn't give them (unless they asked). Looking at a few other receipts for other work done, I can report that some tradespeople are 'economical' with the detail in their invoices.

The proper description shouldf be on the tax invoice if for no other reason than there might be a warranty claim in the future and you need to prove date of installation.

 

[Austman]

The proper description shouldf be on the tax invoice if for no other reason than there might be a warranty claim in the future and you need to prove date of installation.

Oh it's properly described and dated. Just not in the detail that some here say they want. Seems to be the way many trades work. And no problems with the ATO or with warranty for the past 30 years.

 

[scheps]

For any future works and to avoid ambiguity it might be worth reviewing and perhaps amending any contract between yourself and the agent to include your preferences. Sound like a quick chat with the principle might be in order. Hopefully that's not the person you're already dealing with!

yea, was deciding between talking to the principal or just switching, might switch because actually another pm chimed in uninvited, providing more excuses, and interestingly, they (the 3 of them) did not work out the excuse beforehand perhaps? because it was inconsistent, which is fairly stupid on their part.

 

[scheps]

As an ex principal in a real estate agency for 40 + years I suggest you simply ring the Principal, tell him your problem and ask him to investigate it and sort it out, there will be an answer.

The plumber should provide a proper tax invoice detailing what has gone into the place. if you are not getting the answers setting out model number and preferably the serial number of the unit something is wrong
B

That is a wealth of experience right there! I couldn't even get the brand initially, let alone anything more specific. I don't understand why they would not put that in the invoice. What is to be gained from that? It would literally take them 20 seconds to type that in.

I self manage now. I just had a hot water system replaced. So I was dealing directly with the plumbing company. They supplied a quote over the phone, I then asked the brand and was told it. I gave the OK. But when I got the invoice all it stated was So no brand on the invoice (but I was told it) and no breakdown of parts/labour. Just GST added. I suppose I could have asked for a more detailed invoice, but it didn't seem necessary.

Just saying this because I don't know how a property manager would know those details if the plumbing company didn't give them (unless they asked). Looking at a few other receipts for other work done, I can report that some tradespeople are 'economical' with the detail in their invoices.

The invoice should come from the plumber, not the realestate agent, so they don't have to know anything, they just pass on paperwork.

I actually got a property manager sacked because they refused to follow my instructions regarding my tenant.

That is part of the issue, my pm is a kid basically, so i, ironically, was worried about her getting sacked if I wrote to the principal, despite it being completely warranted from my point of view. But maybe i should.

You should ask for Brand name and serial numbers in case there is a need for warranty repairs. If there is a problem you need to know who is going to pay for repairs

Exactly, and personally, i needed to know what was put in, and it ended up to be the cheapest POS for 1500+.

I would push back on the property manager....big time. Wouldn't surprise me if you discover a cosy rort going on between agent and trades.

Glad I am not the only one suspecting that, was thinking maybe i was paranoid.

It is not uncommon for the agents to "recommend" tradesmen to you.

Had this experience as well, however, i was not allowed to contact the person directly..... why not? ... well well well......

Unfortunately, property managers are the worst part of owning investment properties and it sends me insane. I've lost count of the number of times I've spent a hours in a foreign country trying to deal with the most mundane of issues that a range of property managers can't deal get their head around.

I don't konw how they live with themselves, surely they know right from wrong... or at least, do their job correctly.... Afterall what are we paying them for then... ??

 

[scheps]

Oh it's properly described and dated. Just not in the detail that some here say they want. Seems to be the way many trades work. And no problems with the ATO or with warranty for the past 30 years.

oh you need at least that + more to satisfy legal requirements of an invoice...

 

[Mal]

I don't konw how they live with themselves, surely they know right from wrong... or at least, do their job correctly.... Afterall what are we paying them for then... ??

Very little really. Most (not all) are rejects attempting to get into real estate management based on how much commission they allegedly earn in that role.

I pity both tenants and landlords in Australia. No better in the UK, the industry is also full of shonks

 

[Austman]

oh you need at least that + more to satisfy legal requirements of an invoice...

The business name, business address, phone numbers, ABN , dates, amount charged, GST charged, serviced address etc are all there. But not always there are brand names of items used, serial numbers of items used and a detailed breakdown of labour and parts. Are those needed to be a legal invoice? (I reallly have no idea).

 

[MrHyde]

The business name, business address, phone numbers, ABN , dates, amount charged, GST charged, serviced address etc are all there. But not always there are brand names of items used, serial numbers of items used and a detailed breakdown of labour and parts. Are those needed to be a legal invoice? (I reallly have no idea).

One of the previous comments mentioned that they didn't get a receipt at all and only had Real Estate Agent statements. I would think that is not acceptable from a legal invoice perspective and would think it is not suitable for tax deduction purposes either.

There are good managers out there - one of our current managers would flat out tell me that there was no need to get a person in, just go in ourselves and it is a 5 minute job to fix. She was pretty hands on - one time, she said she fixed something in our house herself rather than call a tradie as it was a simple job. Another manager at the same agency told me not to pay a tradie (one they recommended) till they had checked the work. The work turned out to be inadequate and they got it fixed up till they were happy with it and only then they told me I could pay the tradie. This was a big job (> $500 ) and in those cases, my instructions are that I will pay the tradie and not the agent.

 

[amaroo]

One of the previous comments mentioned that they didn't get a receipt at all and only had Real Estate Agent statements. I would think that is not acceptable from a legal invoice perspective and would think it is not suitable for tax deduction purposes either.

There are good managers out there - one of our current managers would flat out tell me that there was no need to get a person in, just go in ourselves and it is a 5 minute job to fix. She was pretty hands on - one time, she said she fixed something in our house herself rather than call a tradie as it was a simple job. Another manager at the same agency told me not to pay a tradie (one they recommended) till they had checked the work. The work turned out to be inadequate and they got it fixed up till they were happy with it and only then they told me I could pay the tradie. This was a big job (> $500 ) and in those cases, my instructions are that I will pay the tradie and not the agent.

Indeed. My agent request authority for all work and provides tax invoices with the monthly statement. The only thing that gets up my nose is their $5.50 monthly sundry fee. Fair enough when they were printing and posting.....a little rude when emailing.

BTW I pay 7.5% + GST management fee - what does everyone else pay?

 

[Austman]

One of the previous comments mentioned that they didn't get a receipt at all and only had Real Estate Agent statements. I would think that is not acceptable from a legal invoice perspective and would think it is not suitable for tax deduction purposes either.

Agree. I've always been supplied with the original invoices. It's that the original invoices can be 'economical' with details was the point I was making.

BTW I pay 7.5% + GST management fee - what does everyone else pay?

It's varied for me from state to state, place to place. The most expensive has been 8% + GST.

 

[scheps]

Just under 8% + sundries for a pdf email monthly.