So I’m sitting on my deck right now writing this, and I have to keep my voice down. Why? Because the building right behind me — a larger Philadelphia real estate brokerage — has a roofing crew up on their roof right now, and these guys are loud. They also happen to be a perfect example of why finding good contractors for your rental properties is so important.
Here’s what I’m overhearing. These roofers are up there having a full strategy session — yelling back and forth between the guys on the roof and the guys on the ground — about a recent commercial roofing job they did. The roof is still leaking. The property owner called them out on it. And right now, in real time, they’re planning how to dodge responsibility. They’re going to blame it on the exhaust pipe. They’re going to tell the owner it’s not their fault. And this is a major, recognizable roofing company here in Philadelphia.
Oh, and I know they’re bad roofers from personal experience too. When they’ve worked on that roof before, they’ve thrown contractor bags full of trash onto my roof and the neighbors’ roofs rather than dispose of it properly. I’ve had to clean it up myself.
Why Property Management Companies Have Better Contractors
As a Philadelphia property management company, we have a built-in advantage when it comes to contractors: volume. We’re not fixing one roof a year. We’re not fixing two or three roofs a year. We’re fixing a lot of roofs every year. Same with plumbing, electrical, HVAC, you name it.
When you do that kind of volume, you learn very quickly who’s naughty and who’s nice. Who’s a good roofer in Philadelphia and who’s a bad one. Who’s a good plumber and who’s the guy you never call again. We weed out the bad vendors fast because we can’t afford to keep using them — our clients would fire us.
But here’s the good news: if you’re a rental property owner who isn’t using a property management company, you can still find great contractors on your own. It just takes a little due diligence. About 15 to 17 minutes, honestly.
Don’t Rely on Friends, Family, or Facebook Recommendations
This is where most rental property owners get it wrong. They jump on Facebook, post in a local group, and ask for contractor recommendations. The problem? You’re going to get super fans.
People bond with their contractors. Once they’ve used a guy, they want to validate their choice. They want to keep that relationship going. So they post glowing recommendations regardless of whether the work was actually any good. Your friends and family will do the same thing.
Personal recommendations can be part of your process, but they should never be the basis of your decision. Ever.
Use Google Reviews — and Read Them the Right Way
The single best tool for finding a good contractor is Google reviews. But you have to read them correctly.
If a company only has five reviews, you’re going to have a tough time. You’ll see the super fans (including possibly the owner’s mom not identifying herself as the owner’s mom). You might see one bitter one-star review from a competitor. That’s not enough data to make a real decision.
The contractors you want to vet are the ones with hundreds of reviews. Most major roofing companies in Philadelphia, most established plumbers, most legitimate property management companies — they have 100+ reviews. My own Philadelphia property management company only draws from Philadelphia, not nationwide, and we still have well over 100 reviews.
Here’s how to read them:
- Skip the five-star super fan reviews. They rarely tell you anything useful.
- Skip the one-star revenge reviews from competitors. You can usually spot these — they have no real detail.
- Read the two, three, and four-star reviews carefully. This is where the truth lives. These reviewers tend to give actual detail about what went right and what went wrong.
- Read the one-star reviews that include specifics. If someone is taking the time to describe exactly what happened, that’s data.
Spend 5 to 10 minutes doing this and you’ll get a pretty accurate picture of the company.
Why This Matters So Much for Rental Properties
When you own a rental property, a bad contractor doesn’t just cost you money — they create relationships you can’t afford. Like the roofers behind me right now: they’re going to leave that job, the owner is going to be stuck with a leaking roof, and the neighbors (me included) are going to be left with their trash on our roofs.
Now imagine that’s your rental property. Your neighbors are now angry at you. Your tenant is calling you about a leak that’s still not fixed. The roofer isn’t coming back to take responsibility, because they’ve already strategized their way out of it. That’s a nightmare for any landlord, and it’s why vetting your vendors is just as important as vetting your tenants.
The 17-Minute Rule
Look, finding a good contractor for your Philadelphia rental property doesn’t require some secret network. It requires about 17 minutes of focused effort:
- Find 3-4 contractors with at least 100 reviews
- Read the 2, 3, and 4-star reviews on each
- Look for patterns — not isolated complaints, but recurring themes
- Get a quote from two or three of them
- Then, and only then, ask a friend or family member if they’ve used them
You can 100% find good contractors as an independent rental property owner. You don’t need a property management company to do it for you. You just have to commit to the process and not take the lazy shortcut of “my buddy knows a guy.”
Well, what do I know? I’m just a humble Philadelphia property management company owner doing my best to answer your rental property investing questions. Meanwhile, I’m going to keep sitting here on my deck and listening to these roofers strategize. It’s better than a podcast.
Happy rental property investing.
