How to Hire Contractors for Rental Property Repairs: A Self-Managing Landlord’s Guide

INTRODUCTION

Finding reliable contractors for rental property repairs can feel like searching for a needle in a haystack. If you’re a self-managing landlord who primarily texts with tenants, you need contractors who are responsive, fairly priced, and—most importantly—do quality work without constant supervision. The right contractors can make or break your ability to maintain your rental efficiently. In this post, we’ll cover the best strategies to hire trustworthy contractors, so you can keep your properties in top shape without headaches.

Why Hiring the Right Contractor Matters

Bad contractors waste time, drain your budget, and create more problems than they solve. A solid contractor, on the other hand, will:
✔️ Show up on time and complete jobs efficiently
✔️ Charge fair and transparent prices
✔️ Communicate clearly (ideally via text for quick updates)
✔️ Do quality work that lasts

Now, let’s break down how to find these rare gems.

1. Tap Into Trusted Networks First

Your first stop for hiring a contractor should always be your personal network. Recommendations from fellow landlords, real estate investors, or property managers carry far more weight than random online reviews.

Where to Ask for Contractor Recommendations:

✅ Local Real Estate Investment Groups – Join Facebook groups or attend local meetups
✅ Other Landlords – Reach out to local rental property owners
✅ Your Tenants – Believe it or not, some tenants have great contractor connections
✅ Your Current Contractors – A trusted plumber might know a great electrician

📲 Quick Tip: When reaching out, ask “Who is the best contractor you’ve worked with? Would you hire them again?”

2. Use Online Directories—But With Caution

If you don’t have strong referrals, online directories can help, but they come with risks. Many sites let contractors pay for higher rankings, so don’t blindly trust star ratings.

Best Places to Find Contractors Online:

• Angi (formerly Angie’s List) – Read detailed reviews, but verify outside the platform

• Thumbtack – Good for quick, small repairs but requires vetting

• Nextdoor – Great for hyper-local recommendations

• Houzz – Best for specialized work like renovations

🔎 Pro Tip: Search for contractors with at least 3+ years in business and 4.5+ star ratings with recent reviews.

3. Vet Contractors Like a Pro

Once you’ve found a few candidates, do not skip the vetting process. Here’s how to separate the pros from the duds.

Key Questions to Ask Before Hiring:

• 🛠️ “Are you licensed and insured?” (Always verify this with your state’s licensing board)

• 📸 “Can you show me photos of recent work?” (Good contractors have proof)

• ⭐ “Do you have references from landlords or property managers?”

• 💰 “How do you handle unexpected costs?” (Red flag if they dodge this question)

• 📅 “What’s your typical response time for urgent repairs?”

👀 Red Flags to Watch Out For:
❌ Vague pricing or unwillingness to provide estimates
❌ No license or proof of insurance
❌ Avoiding references or reviews
❌ Unrealistically low bids (often leads to poor-quality work)

4. Start Small Before Committing

Never hire a contractor for a major job without testing them first. Instead, give them a small, low-risk repair and evaluate their:
✅ Communication – Do they respond quickly to texts?
✅ Punctuality – Do they show up when they say they will?
✅ Quality of Work – Is the job done correctly the first time?

If they pass this test, you’ve found a solid contractor worth keeping in your contacts.

5. Build a Long-Term Relationship

Once you find a reliable contractor, keep them happy so they prioritize your jobs. Here’s how:

• 💰 Pay them on time – Late payments = lower priority

• 💬 Communicate clearly – Text job details and confirm timelines

• 🔄 Give them repeat business – Reliable work deserves loyalty

• ⭐ Leave positive reviews – Good contractors rely on word-of-mouth

📲 Quick Tip: Save their number and send them a quick “Thanks for the great work!” text after a job. Little gestures go a long way.

6. Always Have a Backup Contractor

Even great contractors get busy or unavailable. Keep at least two backups for each trade (plumber, electrician, HVAC, etc.) so you’re never scrambling when an urgent repair pops up.

Where to Keep Contractor Info for Quick Access:

📌 Create a Google Doc or Notion page with:

• Names & phone numbers

• Services provided

• Notes on past work quality

• Response times

This way, if one contractor is booked, you can text the next on your list instantly.

Final Thoughts

Learning how to hire contractors for rental property repairs is a skill that pays off in saved time, money, and stress. By leveraging referrals, vetting properly, and building long-term relationships, you’ll assemble a go-to team of pros who keep your rental running smoothly.

The key? Start with a small job, test their responsiveness (especially via text), and build trust over time. Once you have a strong contractor network, your rental property repairs will run like a well-oiled machine—without you having to micromanage.