Szeto HandymanWho we work with
- Mon–Sat 8:30 AM–7 PM
- Closed Sunday
- Texts usually answered within the hour.
Owners of a single rental house, families renting a back unit or ADU, and small property managers with a handful of buildings around the valley. Many owners live far away or work full time, and they need someone who can handle small repairs reliably, coordinate access with tenants, and send proof of what was done.
Turnovers
Between tenants, a unit usually needs the same list: patch and paint walls, recaulk tubs and sinks, fix doors that stick, replace worn blinds and screens, swap burnt bulbs and tired outlet covers, check every faucet and toilet, test smoke and CO alarms, and rekey or replace locks. We work through the list in one or two visits so the unit is ready to photograph and list. See painting, recaulking and locks.
Tenant repair requests
- A neighbor works too
- Keys for the rental unit visit
When a tenant reports a running toilet or a broken blind, you can forward the request with the tenant’s number. We text the tenant to arrange a time, do the repair, and send you a photo and a short note. You approve anything beyond a limit you set in advance. Tenants appreciate a fast fix, and you avoid the back and forth.
- Small fixes and repairs
- Swaps on existing mounts
- Patching and adjusting
- Hardware, trim and assembly
- Structural framing changes
- Roofing and foundations
- New openings in walls
- Whole-room rebuilds
Yearly checks
A yearly walk-through catches problems tenants do not report: slow leaks under sinks, failing caulk, dead alarms, loose railings, worn weatherstripping and water heater issues. We send a list with photos, sorted by what needs attention now and what can wait. See fall maintenance.
Records
Each job ends with photos and a short written note by text or email: date, what was done, parts used. Keep them with your rental records. They help at move-out, and they help if a question comes up later about when something was replaced.
Scope
We handle repairs and like-for-like replacements. Bigger work, such as new circuits, moving plumbing, structural repairs or roof work, is outside our scope, and we will tell you when we see it.
Payment and quotes
We quote by job after photos. Small requests under a limit you set can be done without a separate approval. Free estimates on larger lists.
Move-in and move-out photos
A set of dated photos of every room, taken at move-in and move-out, protects both owner and tenant. During a turnover visit we can photograph each room before and after the work, so the condition is on record for the next tenancy.
Common turnover fixes
Over time, the same items wear out in most rentals: toilet flappers and fill valves, faucet cartridges, cabinet hinges, closet door tracks, blinds, window screens and smoke alarm batteries. We stock those parts and replace them as a matter of course, which cuts down on calls from new tenants in the first month.
Keys and access
Many owners leave a lockbox for us, or let tenants know we will come by. We text before arriving, keep access codes private, and leave the unit locked and clean. If a tenant is home, we keep the visit short and tidy.
- Wide shotThe whole fixture and the space around it.
- Close-upLabels, model numbers, the leak or break.
- ConnectionsValves, pipes, wires or brackets.
- Send itText the photos with your cross street.
- Patch and paint nail holes and scuffs
- Test every smoke and CO alarm
- Check faucets, toilets and under-sink valves for drips
- Rekey or change the locks
- Check doors and windows open, close and lock
- Replace burned-out bulbs and worn switch plates
ADUs and back units
Back units and garage conversions have their own small water heaters, panels and fixtures. We know where to look and note anything unusual, such as a water heater with no strap or a missing GFCI near a sink.
Small buildings
For duplexes and small apartment buildings, we can schedule several units in one trip and give you one consolidated report.
Communicating in Chinese
Many owners and tenants in the valley prefer Mandarin or Cantonese. We speak both, which makes scheduling and explaining repairs easier for everyone.
Seasonal rental checks
A fall check before the rains and a spring check before summer catch most issues early: caulk, weatherstripping, gutters within reach, screens and sprinkler leaks. We combine them with any open tenant requests so one trip covers both, and send a single report with photos for each unit, sorted by what needs attention first.
Smoke and CO alarms between tenants
- Quotes cost nothing
- The rental unit quote holds
Rental units should have working smoke and CO alarms when a new tenant moves in. We test each alarm, replace batteries and expired units, and note the replacement date on the report. Owners appreciate having this on record for each tenancy.
Water heaters in rentals
Water heaters in rentals often go unchecked until they fail. During a yearly visit we check for leaks at the base, rust at the fittings, the strapping and the venting, and flush sediment if you want. A failing heater can be planned for instead of replaced in a rush on a holiday weekend.
Appliance hookups
When tenants bring their own washer or fridge, we can connect the water lines and check for leaks, so the first load of laundry does not flood the laundry room. See our appliance water line page.
Fast quotes
- Parts for the rental unit, priced first
- Bought one? Fine
Text a photo of the request from the tenant. We reply with a price and the earliest time, and you approve with a word. Larger lists get a written quote first.
Related guide: What goes into a handyman quote.
Questions we get
Can you coordinate with my tenant?
Yes. We text them to set a time.
- Send us photos
- Ring us about the rental unit
Do you send photos?
Yes, before and after with a short note.
Do you do turnovers?
Yes, usually in one or two visits.
Can I set a repair limit?
Yes. Anything above it waits for your OK.
- English
- Mandarin Chinese
- Cantonese
Do you work on ADUs?
Yes, and back units and small buildings.
- All over the valley
- Rental unit work in condos too
Get a quote for repairs for landlords and property managers
Text a photo and your cross street. Free estimates, and most texts are answered within the hour.
Good to fix along with the rental unit
Often bundled with interior painting and touch-ups, tub, shower and sink recaulking or new deadbolts and door levers. Also worth a look: fall home maintenance visit and Small jobs welcome.
Repairs related to the rental unit
We take this work all over the valley, in West Covina, Covina, Baldwin Park, Azusa, Temple City, Sierra Madre, Monrovia, Duarte, Irwindale and Glendora.
Between tenants, rekeying Kwikset and Schlage locks is often cheaper than new locks.A clear address helps tenants and deliveries; see mailbox and house number installation.Our seasonal home checklist has a section for landlords.Managing units in more than one town? Check the cities we serve before you send a work order.