Working references for property teams

Guides and tools

• The multifamily maintenance vendor guide

  Credentialing, emergency lines, make-readies, system types, staffing and the twelve questions to ask.

• Apartment turnover checklist

  Fourteen tasks, seven trades, five business days, in order.

• Vacancy loss calculator

  What your current turn time costs against a 5-day standard.

Comparisons

• In-house maintenance team vs outsourced vendor for apartment communities

  An honest comparison for Atlanta property managers: what an on-site maintenance team does well, where a multifamily vendor takes over, and how the two work together on turns, emergencies and CapEx.

• One vendor vs multiple vendors for apartment maintenance

  Seven common situations at an Atlanta apartment community, compared under a typical vendor rotation and under a single multifamily vendor: HVAC at 10 PM, a four-trade turn, water damage plus drywall, credentialing, documentation, Sunday emergencies and staffing gaps.

Situations

• The unit has to be ready before a move-in date

  A lease is signed, the unit is not ready, and the date is fixed. How a 5-business-day make-ready is sequenced so cleaning, paint, resurfacing and the HVAC, plumbing and electrical checks all finish before the resident's key pickup.

• An HVAC system fails during the summer peak

  A resident calls, the unit is 88 degrees, and it is Saturday. What happens on the emergency line, how dispatch is confirmed, and why a preventive maintenance contract cuts these calls before July.

• The maintenance supervisor just gave notice

  Two weeks of notice, a hiring search that takes longer, and a work-order board that does not pause. How temporary maintenance staffing covers the gap the same business day and stays through the search.

• Get a vendor set up before you need one on site

  What a management company needs from a maintenance vendor before assigning a work order (COI with additional insured, W-9, Compliance Depot, NetVendor or RealPage registration) and how long each step takes when the vendor is already current.

Questions and terms

• FAQ, 16 questions, one page each

  Emergency response, credentialing, turnovers, staffing, service area.

• Multifamily maintenance glossary

  Make-ready, COI, Compliance Depot, TPO, GFCI, CapEx vs OpEx and more.