One of the questions we hear most often from property owners is: "How do you decide when to just fix something versus calling me first?" It's a great question, and one we think deserves a clear, honest answer. So here's a behind-the-scenes look at how we approach maintenance decisions — and why.
The Short Version: Our $1,000 Guideline
We use a simple threshold to keep things moving efficiently while still respecting your right to be involved in bigger decisions:
- Under $1,000: We'll take care of it. You'll see the charge on your monthly statement, no phone call required.
- Over $1,000 (or expected to be): We pause. We gather a few bids, bring the details to you, and work together to decide the best path forward.
This isn't a rule we picked out of thin air — it's designed to strike a balance between responsiveness and respect for your investment. Small, routine repairs shouldn't require back-and-forth phone tag, especially when they need to be handled quickly. Larger expenses, on the other hand, deserve a conversation and a comparison of options.
We also chose this specific number for a practical reason: California's handyman law sets the limit for work a general handyman can perform without a contractor's license at $1,000. Staying within that threshold allows us to use a qualified handyman whenever possible, rather than a licensed contractor. Handymen are typically able to complete smaller jobs more quickly and at a lower cost, which means more value and greater savings for you.
What About Emergencies?
Every once in a while, something urgent comes up that costs more than $1,000, and we simply can't reach you in time. In those rare cases, we reserve the right to move forward without your sign-off — but only if there are sufficient funds in your account to cover it.
A few important notes here:
- We are never obligated to exceed the $1,000 threshold on your behalf.
- We will not front our own money to cover a repair. If the funds aren't available, we won't move forward without you.
- This is a safety net for true emergencies, not a loophole for skipping communication. We'll always try to reach you first.
Why You Won't See a $1,000 Bill Every Time
Here's the honest truth: if we ran up to that limit on every single work order, you wouldn't keep us around for long — and we wouldn't blame you. That's not how we operate, and it's not how we want to earn your business.
We think like owners, because in many ways, we are. We treat your property the way we'd want ours treated, which means looking for the most cost-effective solution first, not the most convenient one for us.
We Try to Solve Problems Before Sending a Vendor
Before we ever schedule a vendor visit, we often try troubleshooting the issue directly with your tenant over the phone. A garbage disposal that won't reset, a breaker that tripped, a thermostat that needs a quick adjustment — many of these can be resolved in minutes, at no cost to you.
When a fix seems simple enough to try but the tenant doesn't feel comfortable doing it themselves, we'll send over a short video walking them through the steps. We're upfront that we can't guarantee it was done, or done correctly — we're not standing in the unit watching. But even if this approach solves the issue 7 times out of 10, that's a real win. It saves you money, saves the tenant a wait, and keeps things moving.
Contracts That Work for You, Not Against You
Our agreements are technically written as month-to-month, but honestly, we think of them as minute-to-minute. We don't believe in locking anyone into a relationship that isn't working. Our goal is simple: earn the right to keep managing your property every single day, through the quality of our work and communication — not through fine print.
The Bottom Line
Our maintenance approach comes down to a few core commitments:
- Handle small issues quickly and transparently.
- Loop you in on anything significant.
- Never spend more than necessary just because we can.
- Try the simplest, most affordable fix first — even if it takes a little extra effort on our end.
We know your property is more than just an investment, and we treat it that way. If you ever have questions about a specific charge or want to talk through how we handle maintenance on your property, we're always just a phone call away.
Have questions about your account or a recent maintenance item? Reach out to your Hawk Mgmt, Inc. property manager anytime — we're happy to walk through it with you.
