When it comes to managing rental properties, DIY landlords often take pride in handling everything themselves—from leasing and tenant screening to repairs and maintenance. While this approach may seem cost-effective upfront, it often leads to expensive headaches down the road. In our experience managing properties in San Antonio, the majority of long-term maintenance issues stem from well-intentioned but misinformed landlords trying to save a buck.
If you're a DIY landlord, take note: here are the top 5 maintenance mistakes we commonly see—and how to avoid them.
1. Delaying or Ignoring Small Repairs
The Mistake:
Many landlords overlook “minor” issues like a small leak under the sink, a dripping faucet, or a door that doesn’t close properly. These might seem trivial, especially if the tenant hasn’t made a big fuss. But small issues have a way of becoming big ones.
The Consequences:
That minor leak could lead to mold growth, water damage, or inflated water bills. A sticking door might signal foundation shifting—a costly structural issue if left unchecked.
The Solution:
Treat small problems with urgency. Routine maintenance checks and prompt repair work help you avoid expensive surprises. At Bluefax Property Management, we believe in proactive maintenance to keep repair costs low and property values high.
2. Hiring Unlicensed or Unqualified Contractors
The Mistake:
In an effort to save money, many DIY landlords hire the cheapest handyman they can find—often without checking for licensing, insurance, or proper qualifications.
The Consequences:
Shoddy workmanship, code violations, and legal liability. If an unlicensed contractor injures themselves on your property or causes additional damage, you could be on the hook for far more than you expected.
The Solution:
Only work with licensed, insured, and vetted vendors. A reputable San Antonio property manager has established relationships with reliable contractors who get the job done right—saving you time and protecting your property.
Related Reading: How We Handle Maintenance as a Property Manager
3. Failing to Keep Records of Maintenance Work
The Mistake:
It’s common for DIY landlords to forget—or neglect—to document maintenance requests, expenses, and completed work. Many rely on text messages or verbal agreements with tenants and vendors.
The Consequences:
Without a clear paper trail, you could run into disputes with tenants, insurance providers, or even the IRS. Lack of records also makes it hard to track property performance or spot recurring issues.
The Solution:
Keep detailed records of all maintenance activity: requests, communications, invoices, and receipts. If you're not already using property management software, consider it. Better yet, work with a property manager who provides owner portals with 24/7 access to documentation.
4. Trying to DIY Everything
The Mistake:
We get it—you’re handy with tools and want to be involved. But DIY landlords often overestimate their capabilities and underestimate the time required. From plumbing and HVAC work to electrical repairs, some things are better left to the pros.
The Consequences:
Botched repairs can violate building codes and insurance policies. Worse, they can put tenants at risk. One wrong move with wiring or gas lines could cause a serious injury or fire hazard.Not to mention, if your tenant doesn't feel valued, because you;re not doing the job right, they will move on and not renew that lease.
The Solution:
Know your limits. Even if you’re skilled, consider whether the time, liability, and quality of outcome are worth doing it yourself. A licensed professional will often complete the job faster, safer, and to a higher standard—often at a reasonable price.
Related Reading: Why Happy Tenants Are Good For Your Bottom Line
5. Not Having an Emergency Maintenance Plan
The Mistake:
Many DIY landlords are caught off guard by 2 a.m. plumbing disasters or HVAC failures during a Texas heatwave. Without a 24/7 emergency plan, these issues turn into tenant dissatisfaction—or worse, property damage and legal claims.
The Consequences:
Tenants are legally entitled to habitable conditions. Delays in fixing essentials like A/C, water, or electricity can result in rent abatements, lease violations, or even lawsuits.
The Solution:
Always have a plan—and a network—for emergencies. This means identifying trusted vendors who offer 24/7 service, setting response protocols, and ensuring your tenants know how to reach you in a crisis. Property management companies like Bluefax PM offer round-the-clock emergency maintenance, taking that burden off your shoulders completely.
Why Work With a Property Manager?
Managing rental property in San Antonio is a full-time job, and maintenance is one of the most time-consuming—and risky—parts of it. A professional property manager brings:
Established vendor relationships
24/7 maintenance support
Detailed record-keeping systems
Liability protection
Preventative maintenance planning
At Bluefax Property Management, we specialize in taking these headaches off your plate so you can focus on what matters most: enjoying your investment.
Final Thoughts
DIY landlording has its perks, but cutting corners with maintenance isn’t one of them. The mistakes covered here can lead to financial loss, tenant turnover, and legal troubles. If you’re tired of juggling late-night repair calls and contractor chaos, it might be time to bring in a San Antonio property management company that knows how to handle it all—efficiently and professionally.
Want to learn more about how we manage maintenance the right way?
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