Can I Still Work on My Rental If I Hire a Property Manager?

As a private landlord, your rental property might feel like an extension of yourself. Maybe you’ve painted the walls, built the fence, or even done some of the plumbing work. It’s common to wonder: If I bring in a property manager, do I have to give all that up?

The short answer is no. At Delavan PDX Property Management, we fully support our Owners working on their properties, as long as everything is done right. We believe in teamwork, transparency, and doing what’s best for both the property and the people living in it.

This chronicle breaks down how we work with our Owners who want to be hands-on, while still offering the support and protection that professional property management company brings.

Yes, You Can Still Access and Work on Your Rental

One of the biggest myths about hiring a property management company is that it means losing all control. That’s not true – at least not with us!

At Delavan, Owners who want to take care of repairs or improvements themselves can do so. Many of our Owners are contractors, enjoy DIY projects, or have friends/family members who are licensed contractors. If that’s you, you’re in good company.

As long as your repairs are quality, safe, and legally compliant, we’re happy to coordinate with you and your tenants to get those repairs done.

Can I Use My Own Vendors?

Yes! We welcome owners who want to use their own trusted vendors as long as those vendors follow all applicable laws and provide the required legal notice to tenants before entering the property. Oregon has a minimum of 24 hour notice. Washington is 48 hours.

However, there’s an important caveat many private landlords don’t think about: what gets said during the visit.

When owners or outside vendors talk too freely with tenants during repairs, it can lead to confusion or costly mistakes. Sometimes, they may:

Offer to fix something that wasn’t approved
Give incorrect information about the lease or rent
Make casual comments that create unrealistic expectations

We’ve seen cases where well-meaning vendors or Owners take on extra work that wasn’t needed (or even allowed) causing unnecessary expenses and awkward follow-ups.

That’s why we train all of our vendors on what to say and what NOT to say. They know that any additional tenant requests are automatically denied unless they’re routed through our management team. They also understand the importance of staying professional and focused during every job. When you work with us (or when you loop in your own vendors) you can rest easy knowing we’re keeping the messaging clear, the expectations managed, and the repairs done right.

Communication Is Key

Whenever there’s a repair need, we reach out to you first. Whether it’s a small fix like a leaky faucet or a bigger issue like a broken appliance, we’ll connect with you to go over the problem and talk through the options. At that point, you can choose whether you want to handle the repair yourself or let our team take care of it through Delavan Contracting Services.

We document and discuss everything upfront, so there are no surprises later on your Owner Statement or tenant expectations.

We communicate through phone, text, or email, whichever is easiest for you. Our AppFolio system even allows texting, which helps keep conversations quick and convenient. If you decide to take on your own repairs, we will add you in as a Vendor, so tenants can receive text updates from you (if preferred) and they will only know you as a Vendor, which helps provide that extra layer of privacy.

You’ll always know:

What’s going on
What needs to be fixed
What the plan is

Legal Compliance Comes First

Oregon and Washington landlord-tenant laws are constantly changing. These updates affect how landlords must handle notices, repair timelines, and access to the rental. If you’re planning to do the work yourself, it’s important that everything you do follows state and local laws.

That means:

Giving proper notice to enter the home
Completing the work within required timelines
Hiring licensed contractors for jobs that legally require it (like electrical or HVAC work)

If you want to tackle repairs yourself or bring in your own vendors, that’s completely okay as long as it’s done right. If the repair doesn’t meet code, violates tenant rights, or causes further issues, it puts you (and us) at risk.

To avoid that, we keep the communication open and guide you on what’s required. If you’re ever unsure about what’s allowed, we’re just a call away.

What If I Can’t Get to It in Time?

Sometimes owners want to take care of a repair but life gets in the way. Maybe you’re out of town, busy with work, or just not able to get to the property within the required timeline. That’s okay!

In those cases, Delavan Contracting Services can jump in to make sure the repair is done on time and up to standard. Our goal is to protect your investment, keep tenants happy, and avoid violations.

You always have a choice! You can let us handle it, or you can step in yourself if it’s something you’re able to do.

We Document Everything

Every repair or service we perform is fully documented. We include:

Photos (tenants are required to submit photos of the repair items)
Repair timelines and updates
Notes from property walkthroughs/inspections

We conduct a 90-day walkthrough/inspections after move-in and then inspections occur every 6 months, all of which include detailed photos and condition notes. These walkthroughs help us (and you) stay ahead of future issues before they turn into expensive surprises.

If we spot something during an inspection that you’d like to take care of personally, just let us know. We’ll make sure the tenant is informed and the work gets scheduled appropriately.

The Best of Both Worlds

By working with Delavan PDX Property Management, you get the best of both worlds:

The freedom to stay hands-on
The protection and support of a licensed professional team

You’re never forced to give up control. Instead, you gain a partner who helps guide you through the legal, financial, and practical sides of property ownership. Whether you want to stay involved or just check in from time to time, we’re here to support your goals.

What If I Only Want Help with the Big Stuff?

That works too! Many of our Owners prefer to handle simple tasks themselves and let us take care of larger or more complex repairs like turnovers, maintenance scheduling, or vendor coordination.

Others let us handle everything, from rent collection to compliance to full renovations. There’s no one-size-fits-all. We tailor our services to match your needs while making sure everything is compliant, efficient, and beneficial to your bottom line.

Why It Matters

Sometimes owners wait too long to ask for help. They assume bringing in a property manager means giving up control or adding extra cost.

But the truth is: Our goal is to make your life easier, not harder.

And our payment structure reflects that. We only get paid when you get paid. Our management fee (usually 10%–12%, depending on property location and volume) comes directly from rent collection, so if rent isn’t paid, neither are we. That means we’re fully invested in protecting your property and your income.

In Conclusion

Yes, you can still work on your rental if you hire a property manager. At Delavan, we pride ourselves on being flexible, communicative, and committed to helping owners succeed. You’ll always be kept in the loop, and your preferences will always be respected.

We just make sure it’s done in a way that keeps you compliant, your tenants happy, and your investment protected. If you’re curious about how we can work together, reach out. We’d love to hear more about your property and how we can help!

Ready to Partner with Our Team?

We manage rentals across the Portland Metro Area, including Beaverton, Tigard, Hillsboro, Milwaukie, West Linn, and Vancouver. We are always open to expanding our current service area and are able to negotiate pricing as needed. Our mission is simple: to take care of your home, your tenants, and your bottom line, while always keeping you in the know.

We are always here to answer your questions and ease your mind regarding transitioning to a professional property management company.

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