| 75% of Vendors overcharge on supplies and | | | | you have already measured. |
| hours. As an owner of a large property | | | | Any of the above tests can be used for all new |
| management company, I typically have to go | | | | vendors regardless of type of repair. You need to |
| through 3-5 new AC guys, electricians, carpenters, | | | | test a new vendor's integrity because you cannot |
| or plumbers to find somebody skilled, with great | | | | supervise all their jobs. Many people try to judge |
| rates who is honest. I test them by setting up a | | | | a person's integrity by just getting a feel for their |
| job so they can easily cheat me in materials and | | | | personality. This feels right but is a terrible |
| or hours. I just sit back and see if they take | | | | management style. I am constantly amazed by |
| advantage of that opportunity. If they do, we | | | | which vendors cheat me on jobs. Some of these |
| never use them again. | | | | guys seem to reek of integrity yet are the first |
| Typical Tests | | | | to overcharge. You have to put them to the test. |
| 1) Buy more supplies than we need and put them | | | | I do not say anything if they pass or fail these |
| on the job. For instance, if I have a carpenter | | | | tests. It is very important not to confront a |
| putting in ceramic tile, I will buy 200 sq feet more | | | | vendor if they cheat or try to cheat you on the |
| than the job requires. If the materials are not | | | | job. You should either pay them for their time or |
| there at the end of the job and he claims he | | | | not assign them the job and never use them |
| used them, I know this person cannot be trusted. | | | | again. I confronted a new AC repairman once for |
| 2) Send a trusted electrician to a job and have | | | | cheating me on Freon use. He actually wanted to |
| him tell me exactly what is wrong and needs to | | | | fight me in the parking lot. So, you should be |
| be fixed. Than, I call the electrician I want to test | | | | discreet and keep the results to yourself. |
| and send him to the same job to give me a | | | | Periodically test your vendors that have proven |
| quote of labor and materials. Compare the two | | | | themselves. From time to time, trusted vendors |
| quotes and make a decision. | | | | will simply lose their minds or have to be gently |
| 3) Measure a job for materials and than request | | | | reminded that you are paying attention. |
| the new vendor to do the same thing and | | | | There is an old management axiom: "Inspect what |
| compare. Obviously, you should not mention that | | | | you Expect. |