When it’s time to tackle rental repairs at your Orlando property, getting multiple contractor bids is smart. Knowing how to review them is even smarter. Whether you manage a single-family home or multiple properties across Central Florida, making the right contractor protects your investment and keeps tenants happy.
Compare Bids Carefully in the Central Florida Market
Not all contractor bids are created equal. When comparing bids, make sure each proposal includes the same scope of work, materials, and estimated timeline. For example, a bid for an HVAC replacement in Orlando should match up apples to apples with one in Palm Bay. The clearer the comparison, the better decisions you can make.
Cheapest Isn’t Always Best for Your Rental Repairs
You might be tempted to go with the lowest bid. But when you want quality repairs, a low number might mean cheap materials, poor labor, or shoddy work. Quality rental repairs prevent future problems and tenant turnover caused by ongoing issues. Remember, the cheapest typically costs the most in the long run.
And Speaking of Cost…
When you are paying someone else to do the job you need to remember all the factors that go into being a vendor and having your own business.
It reminds me of the time one of our owners, a doctor, did not like the price of a bid for some landscaping and tree trimming and said he would do it himself. That weekend, our broker was driving by the house and saw the owner working on the property, drenched in sweat. Tommy stopped to talk to him and the doctor said, “I should have just paid you guys to do it.”
Remember, it is not just the project itself, but that company has expenses too. Vehicles, tools, insurance, materials, and labor all factor into the price of a job, and at the end of the day, do you have the time, resources, and desire to do it yourself? There is value in peace of mind.
Verify Florida Licensing and Insurance
Always check that your contractor is licensed and insured in Florida and get references so you know you can trust their work. You don’t want to be on the hook for damages or injuries if something goes wrong. Licensed professionals also stay up-to-date on building codes, which vary by city and county in Central Florida.
Review Line-Item Details for All Projects
Look for clear, itemized breakdowns in every bid. You should be able to see what you’re paying for by the dollar for materials, labor, equipment, and estimated time. This transparency helps with budgeting and ensures you're not overpaying or missing critical services.
If you’re provided an estimate that doesn’t include a breakdown, ask for one. If they don’t/can’t provide one, walk away.
Consider Repair Timelines for Tenant Satisfaction
Time matters. Whether you own property in Brevard, Orange, or Seminole County, long repair delays frustrate tenants and increase vacancy risk. Contractors who can commit to a reasonable timeline help you maintain tenant trust and steady rental income.
If you have tenants in the property during repairs, the contractor should be flexible enough to work with them to minimize disruption to their household.
Assess Communication and Professionalism
It may seem simple, but finding a responsive contractor isn’t so easy. Choose vendors who answer your questions, provide updates, and show up when they say they will. Good communication is especially important if you own properties remotely from outside Central Florida.
Factor in Long-Term ROI for Your Florida Rental Home
Paying a bit more now for quality materials and craftsmanship can save you money later. In a high-moisture climate like Central Florida, cheaper materials or shoddy work will quickly require more repairs. Better work today often means fewer repairs tomorrow.
Partner with a Local Central Florida Property Manager
If reviewing contractor bids feels overwhelming, you don’t have to go it alone. Realty Medics works with trusted, licensed vendors in rental repairs throughout the Orlando, Palm Bay, and nearby areas. We compare quotes, negotiate pricing, and ensure repairs are done right the first time, saving you time, money, and stress.
Find out more about how we can help you by filling out our contact form.
