Occupied Maintenance and Work Order Response

Work orders with someone living there

Occupied maintenance is a different job from a turn. The unit is not empty, the tenant is the one who reported the problem, and how the visit goes affects whether that tenant renews. The work has to be correct and the visit has to be professional.

Emergency and standard, triaged separately

Every incoming work order is classified as emergency or standard, and they are not handled on the same clock. A sewer backup, a water leak or an HVAC system that has stopped cooling in a Texas summer is not the same request as a sticking door, and treating them identically is how a maintenance queue loses a tenant.

What comes through most often

These are the real categories on Bedrock work orders, not a generic list:

• Plumbing — toilets, bathroom sinks, kitchen faucets, shower and tub, water leaks, sewer backups
• HVAC and central air — not cooling, not blowing air, condensate leaks through ceiling vents
• Appliances — refrigerator, garbage disposal, range
• Electrical — light switches, fixtures, breaker boxes
• General maintenance — drywall repair, doors, garage door repair and installation
• Roofing — leak tracing and repair
• Boilers — repair and replacement on properties that have them
• Landscaping and violations — mow, edge and weed, and city code notices

Intake through your system, not ours

Bedrock takes work orders through VendorCafe, which is what most national single family rental operators already use, so assignments arrive in the system your team is already working in. No parallel portal, no separate process for your coordinators to learn.

Closeout you can invoice against

Each work order closes with photographs of the completed work and an itemized invoice, tied to the original work order number. That is what lets a coordinator approve an invoice without a phone call, and what lets you answer an owner who asks what they paid for.

Related

Vacancy work is handled as an SFR turn. Recurring seasonal work is covered under preventative maintenance.

Talk to us about your work order volume.