Another Nightmare for Landlords: Lousy Property Managers

Q: I own a condo that I have rented out for 13 years. I'm concerned about my property manager.

The last tenant sublet my condo to another person. The new occupant caused considerable damage before he was removed, and I found out about the damage through a third party, not my property manager.

Then, without my knowledge, the property manager brought in a "contractor" he found through a small ad in a local newspaper to do the repairs. The work was never completed, but my property manager bugged me about paying the contractor, whom he appears to use on many of his managed properties.

After I paid the contractor, I found out that he was unlicensed and that there was an arrest warrant out for him. He had stolen a custom fan from the dining room and other materials I had purchased to repair the condo. The front door, which is a custom-fit door, also was damaged and will be expensive to replace.

I was able to track down the former tenant who was on the lease and got him to pay for most of the repairs, except the front door. I can't find the contractor, and both the fan and the front door still need repairs that I feel I have already paid. What should I do?

Property manager Griswold replies:

A: Consider yourself lucky that you were able to get the former tenant to voluntarily pay for most of the damages. You will have to pay for the front-door repairs. You should do this immediately through a licensed contractor or trusted handyman that you hire and supervise.

The next item on your agenda should be to terminate your property management agreement as soon you can under the existing contract.

I am a property manager, so I know it's possible that a tenant can quietly leave without telling you and another tenant can quietly move in, especially if the rent continues to be paid by the original tenant.

However, the issues about the contractor clearly indicate that the property manager is unprofessional. You are bound to continue to have problems. I would cut losses and hire a competent property manager.

You should also file a police report about the stolen property. You may want to seek reimbursement for the stolen items with a small-claims action against the property management company.

Unless it's gross negligence, property managers typically are not responsible to indemnify their clients in all circumstances when the rental property is damaged by a contractor, the work is not completed properly or things are stolen. That is why you carry rental property owner's insurance.