Hi, there! Joe White here from Grow Property Management, your trusted property management company in Philadelphia.
When you manage properties for a living, you learn pretty quickly that not all contractors are created equal. And when something goes wrong at a property, say water in the basement or a broken HVAC system; it’s easy to think, “Let’s just get someone there now.” But the truth is, the best contractors aren’t always available on demand, and there’s a very good reason for that.
Recently, I dealt with a situation that really brought this lesson home. Here’s what happened and why I’m more convinced than ever that waiting for quality is always worth it.
The Call: Water in the Basement
We had just taken over a new property. It wasn’t in bad shape, but it certainly wasn’t luxury either a basic, livable rental. Shortly after the tenants moved in, they reported water coming into the basement.
After reviewing photos, I suspected two potential culprits: either a crack in the concrete or a clogged backyard drain. It’s a common issue, especially in Philly, where heavy rain can overwhelm drainage systems if they’re not maintained.
When we take over a vacant property, one of the things we check during our turnover process is the exterior drain. It’s not uncommon for previous tenants to leave behind leaves, debris, or trash that clogs the system. If that drain isn’t cleared, standing water builds up, and once it has nowhere to go, it finds its way into the property, especially if the concrete has any cracks.
More Than One Possibility
There was also a washing machine and dryer located right in that area, so it crossed my mind that there might have been a leak coming from the washer itself.
Because this was a newly managed property, we weren’t totally familiar with the prior maintenance history. From what I could see, the owner had done some updates, but let’s just say, I had concerns about the quality of work that had been done before we came on board.
Contractor Mistakes We See Over and Over
Here’s a major mistake we see often: when tile work gets done in vacant units, contractors dump their leftover grout and adhesive down the drain. Think about it; tile adhesive is basically glue that hardens into cement. In a vacant property, where no one’s flushing water through the system, it just sits there and turns solid.
We’ve had to snake out so many drains that are full of what’s essentially concrete. If you ever renovate your property, make sure your contractors do not dump anything into the drains. It will cost you big time later.
Calling the Right Person for the Job
In this case, I sent a trusted contractor to check it out. He’s great at what he does, but this wasn’t in his wheelhouse. The problem was plumbing-related, and he wasn’t equipped to handle it. Unfortunately, he got overwhelmed, and the tenants picked up on his frustration, which stressed them out too.
I had to remind him: stay calm and let us bring in the right person. And that brings me to the point of this blog; why we choose to wait for qualified professionals, even when it feels like an emergency.
A Personal Lesson: The HVAC Wake-Up Call
Years ago, I had an HVAC contractor I thought I could trust. We were friendly, had lunch together regularly. When my home AC stopped working, he came over and said we needed a brand-new unit immediately.
But something didn’t sit right. I’d seen this pattern with him before at other properties we manage. So I held off and brought in a second opinion. That guy – now our go-to HVAC specialist had it up and running the next day. No new system required.
If I had gone with the first guy, I’d be out $12,000 to $14,000 for a system that didn’t need replacing. Plus, the install would’ve taken four to five days, during which time my family (or a tenant in another case) would’ve had to sweat it out in the heat.
Good Contractors Are Busy Contractors
The HVAC tech we trust now? He’s busy. Really busy. And that’s a good thing.
The top-rated, skilled professionals aren’t just sitting around waiting for your call; they have work, because they’re good. They’re in demand. And when you call, you’re added to their schedule. That might mean a half-day wait, sometimes a full day, but you know what? It’s worth it.
What’s the alternative? Calling someone who’s available immediately because they have no work. And why do they have no work? Either they’re inexperienced, they’ve burned bridges, or they’re just not very good.
Fast, Cheap, Good: Pick Two
You’ve probably heard the saying:
“You can have it fast, cheap, or good – pick two.”
In property management, this holds up every single time.
- Fast + Cheap = Poor quality.
- Cheap + Good = You’re going to wait.
- Fast + Good = Not cheap.
The “unicorn” contractor who’s fast, affordable, and skilled? Doesn’t exist. Or if they do, they’re overbooked.
What This Means for You as a Property Owner
As a landlord or investor, this comes down to choosing your values. Do you want fast fixes that might come with expensive consequences later? Or are you willing to wait a bit for quality solutions that truly protect your property?
In our case, we’ve learned it’s far better for owners, tenants, and us to wait for the right professional. That means calling someone who knows what they’re doing and has proven it over time.
We’re not in the business of putting band-aids on serious problems. We want things done right the first time. And that takes time.
The Bigger Picture
Waiting for a qualified contractor might mean a day without HVAC or a slightly longer timeline to fix a plumbing issue, but it saves you from long-term damage, major expenses, and tenant dissatisfaction.
The truth is, good work takes time. The contractors who care about their reputation will make you wait because they’re in demand. And if you want that level of quality, you’ll need to get on their schedule. That’s what we do for our clients every day.
Final Thoughts
As a humble Philadelphia property management company owner, I just want to share what I’ve learned on the ground, so that you can make smarter, more cost-effective choices as a rental property owner.
This business isn’t just about plugging holes or flipping units. It’s about managing people, expectations, systems, and risks. And part of that is knowing when to wait, even when the pressure feels urgent.
So the next time you’re tempted to go with the first contractor who answers the phone, take a breath, ask some questions, and remember what really protects your investment.
Your trusted Philly property manager. As always, happy rental property investing.
