How do I choose and vet a handyman for my rental properties?

The seven checks, in order

1. Find candidates from referrals, a local landlord group, a hardware store counter or a neighbor's recommendation, not only from an ad.
2. Ask what they do and what they refer out. A good handyman says no to electrical panels, gas lines and structural work.
3. Check licensing rules in your state for the job size. Some states let an unlicensed person take small jobs under a dollar limit; others require a license for almost anything.
4. Ask for a certificate of insurance showing general liability, and workers' compensation if they have helpers.
5. Call two references and ask what went wrong, not only what went well.
6. Give a small paid job first, such as a door hinge or a faucet swap, and watch how they show up, clean up and bill.
7. Collect a W-9 before the first payment so year-end tax reporting is simple (see vendors, W-9s and insurance).

Licensing: the part that varies by state

California is an example of a dollar-limit rule. Under Business and Professions Code section 7048, the contractor licensing chapter does not apply to a project of a casual, minor or inconsequential nature where the total price for labor, materials and everything else is under $1,000 and no building permit is needed. The exemption does not cover work split into smaller contracts to avoid the rule, or a person who advertises as a contractor or employs others to help. Other states have different limits, or none.

Look up your state's contractor board and check the license of anyone doing work that needs one. For anything near the limit, hire a licensed contractor. This is general information, not legal advice.

What a good written quote includes

• The address, unit number and a plain description of the work.
• A price for labor and a price for materials, or a not-to-exceed amount.
• Who buys the materials and where receipts go.
• A start date and a finish date.
• A line saying changes need your written approval before the work starts.

Example a made-up handyman quotes $400 to replace a bathroom faucet and fix a running toilet: $160 labor and $240 materials. Halfway through he finds a corroded shut-off valve and asks to add $85. Because the quote required written approval for changes, the owner replies in writing, approves the $85, and the final invoice is $485, which matches $400 plus $85.

Red flags that mean walk away

• Cash only, no invoice, no receipts.
• A large deposit up front for a small job.
• No insurance and an answer like "I never have problems."
• Pressure to skip a permit that your city requires.
• Door-to-door offers after a storm.
• No phone number, only a message app.

How DoorKeeping handles it

Ask your Claude or ChatGPT, connected to DoorKeeping, to open a work order, send the vendor a job link and read the bill when it arrives. Keep each vendor's insurance certificate and W-9 with their record, so you see at a glance whose paperwork is out of date. Anything that involves money or a legal step waits for your one-tap approval, and DoorKeeping costs $2 per unit per month with every feature included.

Sources

1. California Business and Professions Code section 7048, read Oct 30, 2026

Questions

Do I need a contractor license to hire a handyman?

The handyman does not need one in many states if the job is small and stays within the limit, but the rule is state specific. Check your state's contractor board.

Should a handyman have insurance?

Yes. If a handyman is hurt on your property or damages a tenant's belongings, an uninsured worker leaves you to pay. Ask for a certificate of insurance and keep it on file.

How much should I pay up front?

For small jobs, nothing or the cost of materials. For larger work, a modest deposit tied to materials, with the balance on completion.