How does an HOA handle minor repairs/etc?

If an HOA was large enough, they could hire a full time handy man to continually repair things as needed, i.e. painting spots here and there... putting in a light bulb here, repairing a light fixture, etc etc. But if an HOA is small, HOW is this work done? It seems very expensive to hire an electrician that is bonded, insured, etc to come to put in a light bulb. The cost would be very prohibative. Individuals are not allowed to do this minor work due to so-called "liabilities", etc. are there any solutions? How do other HOAs (smaller ones)handle this important part of maintenance?

Alex,
Are you talking about a condo? HOAs would not have lightbulbs, etc in need of changing unless it is a villa or condo? Thanks!

Start networking with a contractor who does minor home repairs to be on call for your needs. He could come by once a month and do all those little repairs that you have on your list.

No, you don't want residents getting on ladders and doing anything. The liability is the issue. Be sure this is a licensed and insured handy man. Around here, these guys make a ton of money doing small jobs like what you have described.

Alex:

As some have suggested you can cheat a little. Changing a light bulb is easy and can be done by a volunteer. Rewiring a fixture is another story. Yes liability is an issue.

I would suggest getting bids from appropriate trades, perhaps negotiating a special per hour rate for them to be your on call electrician or plumber. In this scenario you can call them when you need work to be done and they would charge you a predetermined rate. Or as some suggested hire a part time handyman.

AlexL1: You have now afforded us more info to assist you. Since the Association (resident/membership) is responsible for light bulbs, and the other small fixit jobs you mentioned (?), IMHO, try this possible solution:

1) Contract with a local business maintenance person (w/his own liability insurance, since he is in business) for a short time--trial 6 mo. basis.
2) Encourage residents to call (Board/Committee person?) with the location/type of maintenance required
3) Collect repair requests and contact your person to complete several repairs on site at one time.

There are concerns, however, with having one come onsite perhaps 1x week or 2x month to do what is required--namely, if a light is burned out in a stairwell for instance, and there is an accident due to 'improper lighting', would your association/Board be responsible if there is a law suit? Check with your liability insurance on this one. The other possibility would be to have him come to replace All Lightbulbs at the same time, whether burned out or not, perhaps 1x year... That way, the possibility of a burned out bulb for a lengthy time is minimized.

Now to the cost of having one do it. Check your docs to learn the wording and if these small jobs are part of Association common expenses or listed in capital assets. If so, the cost for maintenance of this should be budgeted for and set aside from the collected fees. And, if the fee needs to be raised, then so be it.

There must be other Condo Assns. out there with the same concerns. Where are you and how do you handle this?

AlexL, One thing I want to add here is don't consider much about how your association is run and expect it to work from year to year. Keep you ears and eyes open for anything that appears to do the job better. Get control of the maanagement and actively look for opportunities to make it better. We are close to Parris Island and we got to know a marine that was retiring and starting a homerepair business. We now use him almost exclusively and it has worked out great for both of us. He now has a Mexican crew that works their butts off and they have all learned to do as their boss tells them and do things the way he wants them. I feel sure withing the next year or so he will be too big to do a lot of the day to day stuff. He now has ten men and usually works about three jobs. It was alucky break for us.