Property Management Best Practices
DIY vs. Professional Repairs: When Should a Property Manager Step In
Zac Maurais
March 5, 2025
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When should you DIY, and when should you call a pro? The answer depends on cost, time, complexity, and safety. Property managers must balance tenant satisfaction, property value, and legal compliance when deciding on repairs. Here's what you need to know:
| Factor | DIY | Professional |
|---|---|---|
| Cost | Lower upfront | Higher upfront, often includes warranties |
| Time | Requires your time | Faster completion |
| Risk | Low for simple fixes | Best for hazardous or complex tasks |
| Legal Compliance | Limited to non-permit tasks | Ensures code compliance |
Key Takeaway: Handle basic maintenance yourself, but call licensed professionals for anything complex, hazardous, or requiring permits. This approach protects tenants, reduces liability, and maintains property value.
Property managers need a straightforward way to decide between tackling repairs themselves or hiring professionals. Understanding the complexity of a repair is key to avoiding costly mistakes and ensuring tenant safety.
Several factors help determine how complicated a repair might be:
| Factor | Low Complexity | High Complexity |
|---|---|---|
| Tools Required | Basic hand tools | Specialized equipment |
| Safety Risk | Minor, contained | Significant hazards |
| System Impact | Single component | Multiple systems |
| Time Investment | Less than 2 hours | Multiple days |
| Skill Level | Basic DIY knowledge | Advanced technical skills |
Andre Kazimierski, CEO of Improovy, offers this advice [1]:
"Don't be afraid to DIY what you're comfortable with, but anything requiring expertise is worth paying a professional for."
These factors can help you quickly determine whether a task is simple enough to handle or better left to an expert.
There are plenty of small maintenance tasks property managers can safely handle, such as:
Before starting, make sure you have the right tools and materials. A basic repair kit with items like screwdrivers, pliers, and a voltage tester is essential. For tools you rarely use, weigh the cost of renting versus buying. If the job seems more complicated than these examples, it’s time to consider professional help.
Certain repairs are too risky or complicated for a DIY approach. Frank Cohn, owner of a construction company and home improvement radio show host, strongly advises [2]:
"Number one on my list of jobs for homeowners not to do themselves would be electrical - it's just too dangerous."
Here’s a breakdown of tasks that should always be handled by licensed professionals:
Many of these jobs require permits or certifications. Attempting them without proper authorization can void insurance policies and lead to liability issues. When in doubt, consult a professional - even if you plan to handle smaller parts of the repair yourself.
While DIY repairs might seem cheaper at first, mistakes can lead to higher costs down the road [3].
| Repair Type | DIY Cost | Professional Cost | Long-term Impact |
|---|---|---|---|
| Surface Damage | $5 – $80 | $2,000 – $5,000 | Mistakes could result in structural problems |
| Crack Sealing | $5 – $15 | $100 – $1,000 | Poor sealing might lead to water damage |
| Slab Leveling | $15 – $80 | $500 – $6,000 | Incorrect leveling can harm stability |
DIY projects often come with hidden costs, such as:
For example, removing concrete stains yourself might cost $60–$90 just for equipment rental, while hiring a professional costs around $400–$500 [4]. These additional expenses highlight why professional services can sometimes save money in the long run.
Hiring professionals comes with warranties that protect your investment and reduce the need for future repairs [3]. Professionals also often work with licensed vendors, ensuring quality results at competitive rates while adhering to building codes [5].
The benefits of professional warranties include:
With fewer repair needs and added peace of mind, professional repairs often prove to be a smarter long-term choice [3].
Property managers need to prioritize maintenance requests to respond effectively. A clear system helps ensure repairs are handled efficiently:
| Priority Level | Response Time | Examples | Action Required |
|---|---|---|---|
| Emergency | Immediate (1-2 hours) | Gas leaks, flooding, no heat | Contact emergency services/vendors immediately |
| High Priority | 24-48 hours | No hot water, AC failure | Schedule urgent professional repair |
| Medium Priority | 3-7 days | Minor plumbing issues, appliance repairs | Plan repair during business hours |
| Low Priority | 1-2 weeks | Cosmetic issues, minor updates | Schedule during routine maintenance |
Emergency plumbing situations often come with premium rates: evening calls range from $60–$300/hour, weekend services can cost $80–$400/hour, and holiday repairs may run $120–$600/hour [8]. Building strong relationships with dependable vendors can lead to quicker responses and possibly better rates.
Once priorities are set, communicating clearly with tenants is the next step.
Setting clear repair timelines is key to keeping tenants satisfied. Many property managers rely on a 1-5 scale system to objectively evaluate repair requests [6]. This approach removes bias and ensures consistency across properties.
To handle repairs effectively:
When speed is essential, calling in professionals is often the best move.
For urgent repairs, hiring professionals is often quicker and more effective than DIY solutions. Emergency plumbers, for example, charge an average of $170 per hour but can resolve issues promptly thanks to their expertise and tools [8].
Here’s why professionals are worth considering for time-sensitive repairs:
Maintaining a list of trusted vendors for various emergencies ensures quick access to skilled professionals when needed [6][7]. This preparation not only speeds up response times but also helps maintain property value and tenant satisfaction.
Property managers need to follow local building codes, especially for major repairs involving structural elements, electrical systems, plumbing, or HVAC. These types of repairs usually require permits and professional oversight. Licensed contractors are familiar with these rules and can handle permit applications as part of their job.
| Repair Type | Permit Requirements | Professional License Needed |
|---|---|---|
| Basic Maintenance | No permit needed | No |
| Electrical Work | Permit required | Licensed electrician |
| Plumbing Changes | Permit for modifications | Licensed plumber |
| Structural Work | Building permit required | Licensed contractor |
| HVAC Installation | Mechanical permit needed | HVAC certified technician |
This table outlines common permit and licensing requirements. Be cautious with DIY repairs - ignoring these regulations can lead to legal trouble.
DIY repairs that fail to meet safety standards or building codes can lead to serious problems, such as damage claims, personal injury lawsuits, code violations, and insurance complications [12]. These risks highlight why certain tasks should only be handled by licensed professionals. To reduce liability, always keep thorough documentation of repair decisions. If a property owner insists on DIY repairs despite professional advice, ensure you have:
This documentation can protect you in case of future disputes. Beyond legal concerns, prioritizing repair safety is essential for tenant well-being.
Safety isn’t just about following the law - tenant protection requires going above and beyond. Regulations like the Fair Housing Act and ADA also impose maintenance responsibilities [13]. To ensure safety, follow these best practices:
Licensed professionals bring more to the table than just compliance. They carry insurance, certifications, and access to tools and materials that often surpass what you’d find at a local hardware store [11]. These factors make professional repairs a safer and more reliable choice.
When deciding between DIY and professional repairs, it's important to weigh factors like complexity, safety, cost, and your own expertise. Florida PMServices offers this advice:
"Measure your desire to do the work yourself against the potential risk you could be putting yourself and your tenants in. Hire professionals if there's any doubt."
Here's a breakdown to help guide your decision-making:
| Factor | DIY Works Best When | Professional Needed When |
|---|---|---|
| Complexity | For basic maintenance or cosmetic tasks | For electrical, plumbing, or structural jobs |
| Time | When you have schedule flexibility | For urgent or time-sensitive repairs |
| Cost | For low-cost, low-risk fixes | If mistakes could lead to higher long-term costs |
| Safety | If no permits or special precautions are needed | For licensed work or when permits are required |
| Expertise | When it matches your skill level | When technical knowledge is necessary |
These factors help create a solid framework for deciding when to tackle repairs yourself or bring in a pro.
A well-thought-out repair strategy blends DIY efforts with professional services. ACL Property Management shares this perspective:
"Embracing both DIY and professional repairs has been a journey of understanding my limits and recognizing the value of expertise." [14]
To keep costs manageable, focus on DIY for simpler tasks while reserving professional help for complex or high-risk repairs. Regular property inspections can help you decide which approach to take. You can also save money by assisting with prep work or cleanup during professional repairs. This balanced strategy ensures efficient maintenance, keeps tenants happy, and protects your property's long-term value.
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