Your rental property is probably one of the biggest investments you own. When you’re managing your own rental, it’s critical to be confident in the vendors you’re allowing to work on your property.
As a landlord in El Dorado County California, maintaining your rental property isn't just about keeping tenants happy—it's also about complying with local and state regulations to avoid fines, legal disputes, or habitability complaints. El Dorado County follows California's robust landlord-tenant laws, which emphasize habitable living conditions, timely repairs, and proper contractor credentials. When hiring a repairman for issues like plumbing leaks, electrical faults, or structural fixes, asking the right questions ensures the work meets county building codes and protects your investment.
1. Are You Licensed, Insured, and Bonded?
In California, contractors performing work over $1,000 (including labor and materials) must hold a valid license from the Contractors State License Board (CSLB). They also need general liability insurance (minimum $1 million recommended) and workers' compensation if they have employees, plus a $25,000 contractor bond filed with the CSLB. Ask for proof and check it via the CSLB website.
Why it matters: Unlicensed or uninsured work could leave you liable for injuries or damages, and El Dorado County inspectors may reject non-compliant repairs. Furthermore, Placerville Realty never hires unlicensed contractors to do any work that might cause further damage to your home - think, electrical, plumbing, etc.
2. What Experience Do You Have with This Type of Repair?
Seek contractors with proven expertise in the repair needed. Ask if they've handled similar jobs under local building codes, which align with the California Building Standards Code.
Why it matters: California's Civil Code §1941.1 requires rentals to meet health and safety standards (e.g., working plumbing, electrical, and heating). Inexperienced work could violate these, leading to tenant complaints or code enforcement actions by the county.
3. Can You Provide References or Reviews from Past Clients?
Request at least three references from recent rental property jobs. Cross-check online reviews on platforms like Yelp or the CSLB complaint database.
Why it matters: Reliable feedback helps ensure quality, as poor repairs could trigger tenant "repair and deduct" rights under California law, where tenants fix issues themselves and subtract costs from rent after notifying you.
4. What Is the Estimated Cost and Timeline for the Repair?
Get a detailed written estimate breaking down labor, materials, and fees. Don’t forget potential El Dorado County permit costs.
Why it matters: Delays beyond 30 days could allow tenants to withhold rent or sue for damages. A clear timeline minimizes disruptions and complies with state repair timelines.
5. Do You Offer a Guarantee on Your Work?
Insist on a written warranty (e.g., 1-year on parts and labor). This is standard for licensed CA contractors.
Why it matters: It protects against failures that could breach El Dorado County's habitability rules, where landlords must ensure ongoing safe conditions like waterproof roofs and functional utilities.
6. Will You Handle Permits if Needed?
For repairs involving structural changes, electrical, plumbing, or additions, El Dorado County may require building permits from the Building Services Division. Ask if they'll pull and manage these — major work without permits can result in stop-work orders or fines.
Why it matters: Permits ensure compliance with local codes, preventing safety hazards. The county's checklists specify submittal requirements, and non-permitted work could void insurance or lead to tenant habitability claims.
7. How Do You Handle Unexpected Issues or Additional Costs?
Discuss their protocol for surprises like hidden mold or wiring issues, including how they'll notify you before extra work. Any changes may require permit amendments.
Why it matters: Transparency avoids disputes, especially since California's "repair and deduct" law lets tenants act if you delay.
8. Are You Familiar with Local Landlord-Tenant Laws?
Confirm knowledge of California Civil Code §1954, requiring 24-hour written notice for non-emergency entry (e.g., repairs), stating date, time (normal business hours: 8 a.m.–5 p.m. weekdays), and purpose.
Violations can lead to tenant lawsuits for invasion of privacy or retaliation. Tenants must get reasonable notice before you or your contractor enter, except in emergencies like floods.
9. Can You Work Around My Tenants’ Schedules?
Ask about flexibility for tenant-friendly times, coordinating with the required 24-hour notice.
Why it matters: Respecting schedules upholds privacy rights and reduces complaints. In El Dorado County, disruptions must not render units uninhabitable without relocation options.
10. Do You Clean Up After Completing the Job?
Ensure they remove debris and leave the space tenant-ready, per standard professional practices.
Why it matters: A tidy site maintains habitability and prevents secondary issues like pest infestations, which fall under landlord repair duties in El Dorado County.
Additional Tip: verified contractors seldom ask for full payment up front. They may ask for a deposit to cover materials, but be cautious if they start demanding full payment before work is complete.
Conclusion
This might all seem overwhelming for a homeowner… repairs and maintenance are one of the top reasons landlords decide to hire a professional property management company to handle their property. Here at Placerville Realty, we have a vetted list of preferred vendors who reliably perform well - they respond quickly, get the job done in a professional manner, and charge fair prices. To get on this list, they must have a proven track record of quality and timeliness.
As always, the Big Oak Property Management and Placerville Realty team is here to serve as a resource. If you have additional questions about how best to own rental property or any other questions about operating an income property, give us a call - 530-644-4585.
