It's 11:40 p.m. on a Sunday in January, and your tenant is texting a photo of water pouring through the kitchen ceiling. If your first thought is to look for a plumber who operates outside normal hours, you’re already handling the situation wrong. This can lead to delays, and delays mean more damage, a frustrated tenant, and a bigger repair bill.
Portland landlords face a particular mix of emergency risks: wet winters, aging housing stock, older galvanized plumbing and knob-and-tube wiring in many neighborhoods, and more. Other than proactive maintenance, the only way to really be prepared for it is to build your vendor list before an emergency takes place. Here’s a list of contacts you should have saved on your phone:
Key Highlights:
- Build your vendor list before an emergency. Delays mean more damage, a frustrated tenant, and a bigger repair bill.
- Make sure your plumber truly offers 24/7 service. Some only advertise "emergency hours" that end at 9 PM. You and your tenants should also know where the main shutoff valves are.
- Use licensed professionals for electrical work. Oregon requires it, and unlicensed repairs can void your insurance coverage. For older properties, choose someone comfortable with outdated panels and mixed wiring.
- Line up HVAC, roofing, and security vendors. Ask about priority service, emergency tarping, and response times. Know the same-day options for locks and broken windows.
- Prevent what you can. Trim trees and bushes before storms, and deal with pest problems early, since they can affect habitability.
1. A 24/7 Emergency Plumber
Plumbing emergencies like burst pipes, sewage backups, failed water heaters, and running toilets that won’t stop are best addressed as soon as you can. Whether they happen in the afternoon or in the middle of the night, the fact remains that they need to be fixed immediately.
Look for a licensed plumber who explicitly advertises round-the-clock service, and not just “emergency hours” that end at 9 PM. Even so, you or your tenant should know where the main shutoff valves are. Knowing how to close it in 2 minutes instead of waiting for a plumber can save you thousands of dollars.
2. A Licensed Electrician
All electrical emergencies should be treated with utmost urgency, considering the risks that come with them. Sparking outlets, a dead panel, a burning smell, or a power loss isolated to one unit all call for a licensed electrician, not a handyman. If you have an older property, make sure you hire an electrician who’s comfortable with outdated panels or mixed wiring.
Fixing electrical issues yourself is a bad idea, and so is hiring someone who doesn’t have the right credentials. Oregon requires electrical work to be performed by licensed professionals, especially since unlicensed repairs can void insurance coverage.
3. An HVAC Technician
Although the climate in Portland is typically mild, it can still get hot in the summer months and chilly during winter. The last thing you need is your HVAC system failing during extreme weather, causing discomfort to your tenants, and even leading to you violating habitability laws.
Establish a relationship with an HVAC company that services your equipment type, whether gas furnaces, heat pumps, or ductless mini-splits, and ask about priority service for repeat customers. If you have several rental units that come with their own cooling systems, you can even get discounts for servicing in bulk.
4. A Roofer Who Can Do Quick Fixes
Portland’s rainy season can be hard on roofs. After a windstorm or fallen tree branch, you might need someone to attend to your roof immediately to avoid rainwater from trickling into your walls. Since full repairs can’t be done during bad weather, your roofer should know when to tarp the damage in the meantime.
Temporary protection can’t wait, so it’s best to ask the roofer whether they offer emergency tarping and what their typical response time is. A reliable roofer can save you thousands of dollars in damage and keep your tenants from inconveniences.
5. A Locksmith and a Glass or Window Repair Service
Entryways like doors and windows need to always be secured to protect your tenants. Lockouts, broken locks after a break-in attempt, and shattered windows all create security problems you need to resolve within the same day, if not within a couple of hours.
A locksmith should be able to rekey or replace hardware, while a glass company can board up and later replace broken panes. Having both on your list protects your tenant's safety and your property. Even so, you should still know temporary fixes in case services aren’t available, such as boarding up windows or using temporary door stops.
6. Tree Service and Pest Control
Fallen trees are common after winter storms, and a limb or branch on a roof needs to be removed since it can pose risks to your residents. The best way to avoid this is by trimming your trees before major storms. Do the same with bushes to minimize debris from hitting your home.
As for pests, prevention is also the best course of action. They aren’t necessarily “emergencies,” but when allowed to worsen, rodent infestations, wasp nests, and bed bugs may impact habitability. A reliable licensed arborist and a pest control company round out the list.
Frequently Asked Questions
How many emergency vendors should I have on my list?
- At minimum, one for each of the six categories: plumber, electrician, HVAC technician, roofer, locksmith/glass repair, and tree service/pest control. Having a backup for each is wise, since your first choice may be unavailable during a storm.
What should I look for when choosing an emergency plumber?
- A licensed plumber who explicitly offers round-the-clock service, not just extended hours that stop in the evening.
Can a handyman handle electrical emergencies?
- No. Sparking outlets, a dead panel, a burning smell, or a power loss in one unit call for a licensed electrician. Oregon requires licensed professionals for electrical work, and unlicensed repairs can void insurance coverage.
Why Hiring a Property Manager is Simpler
Emergency repairs are inevitable, but the stress and cost don't have to be. A well-vetted vendor list turns a midnight crisis into a few phone calls. The problem lies with vetting licenses, negotiating rates, keeping backups current, and being reachable at 11:40 p.m. on a Sunday.
A professional property management company already has these relationships in place, along with 24/7 maintenance coordination, so you and your tenants get fast, qualified help every time.
If you'd rather not handle emergencies yourself, partnering with Performance Properties Inc. is the easiest way to protect your investment.
Contact us, and let’s make rental property ownership stress-free for you!
