How to Use Property Managers to Get Steady Handyman Leads

If you’re tired of chasing flaky homeowners, ghosted quotes, and bottom-dollar Craigslist jobs, there’s a better way to get consistent, higher-paying handyman work: Property managers. These folks manage dozens (sometimes hundreds) of properties that need regular maintenance, fast fixes, and trustworthy labor. And the best part? Once you prove yourself, they keep calling.

This post breaks down how to find, approach, and land property manager clients—turning them into your best repeat customers without needing to cold-call the entire neighborhood.

Why Property Managers Are the Golden Goose for Handymen

Let’s keep it real. One homeowner might need you once or twice a year, if that. But a property manager?

They’ve got:

• 10 to 200+ units they’re responsible for

• Tenants calling them daily about broken doors, busted toilets, dead outlets

• Property owners demanding fast fixes and clean reports

• Legal obligations to address issues within specific timelines

They don’t have time to shop around. They need a reliable person on speed dial who can show up, get the job done, not rip them off, and make them look good to the property owner.

That’s where you come in.

Step 1: Know What Property Managers Actually Need

Before you ever reach out, understand the pain points they’re dealing with:

• Speed: If a tenant complains about a leaking pipe, they can’t wait 3 days for a response.

• Reliability: No-shows and late techs can get them in legal trouble or cause lease issues.

• Documentation: They often need written reports or pictures to justify costs to the owner.

• Broad skillset: The more you can handle (light plumbing, drywall, electrical, appliance repair), the more valuable you are.

• Professionalism: Their reputation is tied to your behavior. Be clean, communicate clearly, and don’t argue with tenants.

If you can cover these, you're not a handyman. You’re a solution.

Step 2: Where to Find Property Managers

Here’s how to start digging them up:

1. Google and Yelp Search

Search:

• “Property management companies near me”

• “Rental property management [your city]”

• “HOA management firms [your city]”

Make a spreadsheet and list company names, websites, phone numbers, and emails.

2. Facebook & LinkedIn

Search for local real estate investor groups and property management discussions.
Look for posts complaining about flaky contractors. That’s your entry.

On LinkedIn, search for job titles like:

• “Property Manager”

• “Maintenance Coordinator”

• “Real Estate Asset Manager”

Then send a connection request with a quick message like:

“Hey, I’m a local handyman who specializes in fast, reliable repairs for property managers. Let me know if I can help when your regular guy flakes. Always happy to step in.”

3. Real Estate Meetups and Events

In-person beats email every time. Attend real estate investor meetups (look up on Meetup.com or Facebook), and you’ll find landlords and managers desperate for a reliable tech.

Just show up, shake hands, and say something like:

“I’m a handyman—licensed and insured—been in the game for a while. If you need a go-to guy for tenant calls or unit turnovers, I’ll show up and get it done.”

Trust me, they’ll ask for your card.

Step 3: Create an Offer They Can’t Refuse

Property managers don’t want vague promises. They want results. So give them an irresistible pitch.

Here’s what to include:

• Your full range of services (focus on common rental issues)

• Your availability (nights/weekends? 24hr emergency?)

• Photos of past work

• Clear pricing or hourly minimums

• Fast response promise (e.g., “I’ll confirm jobs within 1 hour, same-day service when possible.”)

• Simple job reporting system (even if it's just emailed before/after pics with notes)

Pro Tip: Put together a short one-page flyer and send it as a PDF or printed card.

Example:

“Dee Bee Handyman Services: Trusted Repairs for Property Managers”
✅ 24–48 Hour Turnaround
✅ Fully Insured
✅ Before/After Photos Provided
✅ Turnovers, Maintenance, Emergencies
✅ Serving Augusta, GA & Surrounding Areas
Call/Text: [Your Number]

Make it stupid easy for them to say yes.

Step 4: Start the Relationship the Right Way

When you get your first property manager lead, treat it like an audition.

Do not:

• Show up late

• Complain about the job

• Talk to the tenant about money or management

• Leave a mess

• Forget to follow up with photos and a summary

Do:

• Be early

• Fix extra little things you notice

• Send a text or email summary of what you did

• Include pictures

• Ask if there’s anything else they need help with this week

If you do this right, they’ll say:

“Thank God. Someone who actually knows what they’re doing.”

And they’ll start feeding you work like clockwork.

Step 5: Set Your Boundaries Early

Here’s the truth: some property managers will try to run you ragged.
If you’re not careful, you’ll end up:

• Doing emergency calls at 2AM

• Getting paid 45 days later

• Fixing trash from sloppy tenants for free

Set rules up front:

• Do you charge a minimum for callouts?

• Do you work weekends or holidays?

• Do you require a written work order before starting?

• What’s your payment schedule? (Net 15? Net 30? Upfront for big jobs?)

Stick to your rules. Good property managers will respect it. Bad ones will ghost—and that’s a win.

Step 6: Make Yourself Easy to Work With

Property managers juggle dozens of vendors. The easier you make their life, the more they’ll rely on you.

Here’s how to stand out:

• Use simple communication: “Hey, leak under sink is fixed. Loose washer on supply line. $85. Pic attached.”

• Invoice fast: Use software like Joist, Square, or even QuickBooks to shoot a clean, professional invoice same day.

• Offer package deals: “If you’ve got 3 units with repairs, I can knock them all out this Friday for $350 flat.”

If they know calling you means no drama, fast results, and clear billing, they’ll stop shopping around.

Step 7: Ask for Referrals (But Only After You’ve Delivered)

Once you’ve done 2–3 jobs and they’re happy, ask for the plug.

Say:

“Hey, if you’ve got any other PMs in your circle looking for reliable help, I’d appreciate you sending them my way.”

Most won’t think to refer you unless you ask, and if you’ve made their life easier, they’ll do it gladly.

Real-World Example: What a Text Looks Like

If you’re cold texting or following up on a Google lead, here’s a message that works:

“Hey, my name’s Dee. I’m a local handyman in Augusta. I’ve got room this week if you need any quick fixes—door issues, outlets, plumbing, whatever. I work with a few PMs already, and they love that I’m fast and don’t give their tenants attitude. Let me know if you ever need backup.”

Short. Professional. Gets the point across. No begging.

Extra Hustle Tips: Things That Set You Apart

• Tenant Turnovers: Specialize in quick flips between renters—paint touch-ups, door repairs, minor fixes, junk haul-off.

• Monthly Maintenance Plans: Offer a set monthly visit for apartment complexes to inspect and handle minor issues.

• Seasonal Services: AC filter swaps, winterizing, smoke detector checks—offer them as packages.

• Emergency Call Coverage: For an extra fee, offer limited weekend or holiday response. Only if you want the stress.

Final Word: This Is the Shortcut to Real Money

If you’re serious about turning your handyman hustle into a steady income, property managers are the damn cheat code.

You:

• Get repeat work

• Skip the flaky homeowners

• Build long-term trust

• Work smarter, not harder

The only catch? You gotta be reliable, professional, and fast. No one cares if you’re the best if you don’t answer your phone.

So be the guy who always shows up and handles business. Do that, and you’ll never chase work again.

https://deebeefreelancing.com/products/dee-bees-handyman-guide