A Resident Sent a Photo. How Urgent Is It?
Every property manager gets these photos from tenants. Here are real cases, run through fixRAgent with the resident's own words: How Urgent It Is, Which Trade to Send and What to Tell the Resident. About ten seconds each.
Water Heater Leaking From the Bottom. Emergency or Can It Wait?
"Please tell me my water heater didn't just hit the end of its life." That post got 101 comments of strangers guessing. Here's the answer a manager needs.
Photo Plus "Please tell me my water heater didn't just hit the end of its life."
For the resident"Your water heater tank is leaking from the base, which indicates that the internal tank has deteriorated and reached the end of its useful life."
What Really HappenedThe tank was done, just like fixRAgent said.
Today. Plumber. Plan on a new tank. The top reply on the post landed in the same place, and fixRAgent got there in about ten seconds.
Outlet Pulling Out of the Wall. Can It Wait?
The outlet cover is cracked and the drywall around it is broken open. Easy to shrug off as a cosmetic fix.
Photo Only
For the resident"The electrical outlet cover is broken and the wall surrounding it has a hole exposing internal wiring. This is a severe safety hazard requiring immediate attention."
What Really HappenedThe resident called it cosmetic and patched the drywall herself, after two years waiting on maintenance. With the wire showing in the wall, fixRAgent was right to send an electrician.
Emergency. Electrician. This one sat in a maintenance queue for two years as a drywall job.
Ice on the AC Line. Today or Next Week?
The outdoor AC unit at a rental, and the big line coming out of it is frozen white. The owner posted it asking for help, and 22 comments later people were still guessing.
Photo Plus "A/C Help Issues Rental Property"
For the resident"Your air conditioner's refrigerant line is heavily frozen over, which prevents the system from cooling properly and can cause permanent damage to the compressor if it continues to run."
What Really HappenedIt needed an HVAC tech, just like fixRAgent said.
Today. HVAC Technician. Left running frozen, the compressor is what gets hurt, and that's the expensive part.
Gaps in the Window Trim. Does It Need Fixing Today?
A drafty window with the trim pulling apart on the outside. Not everything is an emergency.
Photo Plus the Resident's Note: Big Drafts, Trim Rotting Outside
For the resident"The exterior trim around your window has gaps and deterioration, which lets outside air draft into the home and can allow moisture to cause further damage."
What Really HappenedIt was the trim, just like fixRAgent said. A carpentry job, not an emergency.
This Week. Carpentry. A calm answer, the right trade, and the resident knows it's on the list.
Ceiling Dripping Over the Shower. Plumber or Drywall?
A hole in a bathroom ceiling over the shower. Same photo, two answers. Watch what changes when the resident adds one sentence.
Photo Only
Photo Plus "Water was dripping from the ceiling over the shower, now there's a hole up there"
For the resident"Water has leaked through your ceiling, causing a hole to form. This needs to be repaired and the water source stopped immediately."
What Really HappenedA plumbing leak first, then the drywall repair, per the handywoman who fixed it.
Plumber first, today, then the drywall. One sentence from the resident tells you which trade goes first.
Water on the Basement Floor and No Rain. Who Do You Send?
A resident finds water pooled around the drain at the bottom of the basement stairs. No rain in a week, and the only water run all day was the kitchen sink. Roofer, waterproofer or plumber?
Photo Plus the Resident's Note: No Rain in 5 to 7 Days, Only the Kitchen Sink Run
For the resident"Water is pooling around the basement floor drain even without recent rain, which usually points to a slow blockage in the drain line or backup from household usage."
What Really HappenedA drain line problem. A plumber's job, just like fixRAgent said.
Plumber, today. One photo and one sentence from the resident, and the right trade goes out first. No guessing between a roofer, a waterproofer and a plumber.
Toilet Refill Tube Keeps Popping Off. Plumber or Handyman?
A resident says the little tube inside the tank pops off every time the toilet fills, and water sprays around inside the tank.
Photo Plus the Resident's Note: Tube Pops Off When the Toilet Fills
For the resident"The refill tube inside your toilet tank keeps popping off the fill valve when the water turns on, which matches what you reported. This causes water to spray around inside the tank instead of refilling the bowl properly."
What Really HappenedThe refill tube kept popping off, just like fixRAgent said.
Today. Plumber. A small part and a quick fix, and the resident hears back the same day.
Outside Spigot Won't Shut Off. How Fast Do You Send Someone?
The resident turns off the indoor valve for the outdoor hose, and water keeps running outside anyway.
Photo Plus the Resident's Note: Indoor Valve Shut Tight, Outside Hose Still Runs
For the resident"The indoor shut-off valve for your outdoor hose is worn out inside, which is why turning it off indoors does not stop the water from flowing outside."
What Really HappenedThe valve was worn out and got replaced, just like fixRAgent said.
Today. Plumber. The valve is worn out inside, so water runs until someone swaps it.
From Resident Photo to Work Order.
Residents send a photo from the QR sticker in their unit. fixRAgent sorts it into your manager queue as Emergency, Today, This Week or Whenever, with the trade to call and the words to send the resident. After hours, that's how you know what can wait for morning. Already on work-order software? The API sends the Triage Profile straight in.
Want the proof? We tested fixRAgent on 49 photos anyone can check, with every answer shown.
Got a Resident Photo Right Now?
Send it in and read the Triage Profile: Emergency, Today, This Week or Whenever, the trade to call, and what to tell the resident.