Every landlord faces the same dilemma: call someone and pay $150 for a 10-minute fix, or learn to handle it yourself and save thousands every year. The landlords who consistently maximize profit know exactly which tools to own and which repairs they can tackle in under 30 minutes.
Here’s the complete toolkit that’s saved me over $8,000 in service calls in the last three years — plus the five tools everyone says you need but you actually don’t.
Tier 1: The Absolute Essentials ($150-250 Total Investment)
These tools pay for themselves after 2-3 repairs. If you own rental property, you need every single one of these:
Power Tools
- Cordless drill/driver combo kit ($80-120) — Get one with at least 18V battery. You’ll use this for everything from tightening cabinet hinges to hanging fixtures. DeWalt, Milwaukee, and Ryobi all make solid options.
- Basic drill bit set ($15-25) — Get a combo set with standard bits, Phillips heads, and a few masonry bits
Plumbing Tools
- Heavy-duty plunger ($15-20) — Not the cheap $5 one. Get the black accordion-style that creates real suction. This alone saves you $100+ per call.
- Toilet auger/closet snake ($15-30) — For clogs a plunger can’t fix. Saved me dozens of $150 plumber visits.
- Sink snake (25-foot) ($20-35) — Different from toilet snake. Essential for bathroom sink and tub clogs.
- Adjustable wrench (10-inch) ($12-20) — For tightening supply lines, shut-off valves, and random bolts
- Channel lock pliers ($15-25) — Perfect for tightening toilet seats, P-traps, and anything round that needs grip
Basic Hand Tools
- Multi-bit screwdriver or screwdriver set ($15-30) — Phillips and flathead in various sizes
- Hammer (16 oz) ($15-25) — For picture hangers, small repairs, and the occasional stuck drawer
- Utility knife with extra blades ($8-15) — Opening boxes, cutting caulk, trimming carpet, everything
- Tape measure (25-foot) ($10-15) — For measuring appliances, rooms, and furniture fit
- Level (24-inch) ($15-25) — Hanging pictures, checking appliances, mounting fixtures
- Flashlight or headlamp ($15-30) — LED rechargeable. You’ll use this in every crawl space and under every sink.
Essential Supplies
- Caulk gun + silicone caulk ($10 + $6/tube) — White silicone for bathrooms, clear for everything else
- Duct tape ($6-8) — Temporary fixes until the pro arrives
- Electrical tape ($4-6) — For marking things and temporary wire fixes
- WD-40 ($6-8) — Squeaky doors, stuck locks, rusty bolts
Storage
- Tool bag or small toolbox ($25-40) — Keep everything in one place. You don’t want to dig through your garage every time a tenant calls.
- 5-6 foot step ladder ($40-70) — For changing smoke detector batteries, light bulbs, and minor ceiling work
Total Tier 1 investment: $150-250
This kit handles 70-80% of common rental repairs. After your first avoided service call, you’re already profitable.
Tier 2: Nice to Have ($150-250 More)
Add these as you grow or if you manage 3+ units:
- Wet/dry shop vacuum ($60-100) — For water emergencies, construction dust, and deep cleaning between tenants
- Stud finder ($25-40) — For hanging heavy items properly
- Voltage tester/non-contact voltage detector ($15-25) — Safety first when dealing with outlets or switches
- Basin wrench ($15-25) — Makes under-sink faucet work infinitely easier
- Caulk finishing tool ($8-12) — Makes caulking look professional instead of like a 5-year-old did it
- Putty knife set ($12-20) — For scraping, patching, and drywall work
- Paint supplies ($40-60) — Roller, pan, brush set, drop cloth for touch-ups
Common Repairs You Can DIY (With Time & Money Saved)
| Repair | Tools Needed | Your Cost | Pro Cost | Time | Savings |
|---|---|---|---|---|---|
| Running toilet | Channel locks, new flapper | $5-8 | $100-150 | 15 min | $95-145 |
| Clogged toilet | Plunger or auger | $0-30 | $100-200 | 10-20 min | $100-200 |
| Clogged sink/tub | Sink snake | $0-25 | $125-200 | 15-30 min | $125-200 |
| Leaky faucet | Wrench, new cartridge | $10-25 | $125-175 | 20-30 min | $100-165 |
| Loose toilet seat | Screwdriver or wrench | $0-15 | $75-125 | 5 min | $75-125 |
| Garbage disposal reset | None (reset button) | $0 | $100-150 | 2 min | $100-150 |
| Replace light fixture | Screwdriver, voltage tester | $20-60 | $125-200 | 20-30 min | $65-180 |
| Patch drywall holes | Putty knife, spackle, sandpaper | $8-15 | $100-150 | 30 min + dry time | $85-142 |
| Replace door knob/lock | Screwdriver, new lock set | $20-50 | $100-175 | 15-20 min | $50-155 |
| Cabinet hinge repair | Drill, screws | $3-8 | $75-125 | 10 min | $67-122 |
| Smoke detector battery | Ladder, 9V battery | $3-5 | $50-100 | 5 min | $45-97 |
| Caulk around tub/sink | Caulk gun, caulk, utility knife | $8-15 | $100-150 | 20-30 min | $85-142 |
Just handling these 12 common repairs yourself saves $1,000-2,000 per year per property.
Pro tip: Track which repairs you DIY vs which you call pros for in Landlord Cart’s maintenance log. After a year, you’ll see exactly how much you’re saving and which skills are worth developing. Try it free for 14 days or view product demo.
When to Call a Pro vs DIY (The Risk Management Guide)
Knowing what NOT to touch is just as important as knowing what you can fix:
| Issue | DIY or Pro? | Why |
|---|---|---|
| Electrical beyond outlets/switches | PRO | Fire risk, code violations, insurance issues |
| Gas line anything | PRO | Explosion risk, requires licensed contractor |
| Main water line leaks | PRO | Requires permits, specialized tools, flooding risk |
| HVAC repair (beyond filter changes) | PRO | Expensive equipment, refrigerant handling requires license |
| Roof work | PRO | Safety risk, insurance/warranty issues |
| Structural issues | PRO | Building code, permits, engineering needed |
| Mold remediation (large areas) | PRO | Health risk, requires proper containment/disposal |
| Sewer line work | PRO | Health hazard, specialized equipment, permits |
| Window replacement | PRO (usually) | Proper sealing critical, warranty concerns |
| Appliance repairs | DEPENDS | Simple fixes (reset, clean filter) = DIY. Internal repairs = PRO |
| Painting (interior) | DIY | Easy to learn, low risk, high savings |
| Minor plumbing (drips, clogs) | DIY | Low risk, high frequency, easy fixes |
| Cabinet/door adjustments | DIY | Simple, reversible, low risk |
| Landscaping/yard work | DIY | Low risk, good cost savings |
My personal rule: If it involves gas, main electrical panels, or could flood/burn down the house, I call a pro. Everything else, I YouTube it first.
How to Track What You Fixed (And Why It Matters for Taxes)
Most landlords forget this part and leave money on the table every April:
What you should track:
- Tool purchases (100% tax deductible as business expenses)
- Repair materials and supplies
- Your time spent (helps you decide DIY vs pro in the future)
- What broke, when, and what you did to fix it
- Pro service costs when you do call someone
Why this matters:
- That $200 drill? Deductible.
- $15 in plumbing supplies? Deductible.
- After a year, you’ll know exactly which repairs eat your time vs save you money
- IRS wants documentation — “I think I spent $500 on repairs” doesn’t cut it
The easy way: Landlord Cart automatically logs every maintenance expense, categorizes it for taxes, and generates IRS-ready profit/loss reports. Takes 30 seconds to log a repair vs 30 minutes trying to remember everything in April. Try it free for 14 days or view product demo.
Finding Cheap, Reliable Labor When You Need It
Even with a full toolkit, you’ll need pros for bigger jobs. Here’s how to find them without overpaying:
Best Platforms for Small Jobs
- Thumbtack — Best for handyman services, small repairs, and general contractors. Get multiple quotes fast.
- TaskRabbit — Good for furniture assembly, minor repairs, and quick fixes. Vetted workers.
- Handy — Reliable for cleaning, small repairs, and assembly. Flat-rate pricing.
- Local Facebook groups — “Landlords of [Your City]” groups often have trusted contractor recommendations
- Home Depot/Lowe’s referral services — Pre-vetted contractors for bigger projects
How to Vet Pros Quickly
- Check reviews (minimum 4.5 stars, 20+ reviews)
- Verify license and insurance (ask for proof)
- Get 3 quotes for jobs over $500
- Ask: “What’s your rate for small landlord jobs?” (Many offer bulk pricing)
- Start with a small test job before giving them bigger work
Keep a Vendor List
Once you find good pros, keep their info handy:
- Plumber (emergency and non-emergency)
- Electrician
- HVAC tech
- Handyman (your MVP for random stuff)
- Appliance repair
- Locksmith
- Pest control
Pro tip: Store all your vendor contacts, rates, and service history in Landlord Cart’s vendor management feature. No more digging through texts trying to remember “who fixed the water heater in 2023?” Try it free for 14 days.
5 Tools Everyone Says You Need (But You Actually Don’t)
Save your money and skip these until you have a specific need:
- Pipe wrench — Unless you’re doing serious plumbing, channel locks and an adjustable wrench handle 95% of what you need. Rent it if you need it once.
- Circular saw — Most landlords never use it. If you need one for a specific project, rent it for $20/day at Home Depot instead of buying for $150+.
- Power washer — Nice to have but not essential. Rent for $40-80/day when you need it, or hire someone for $150-300 to do the whole property.
- Tile saw — You’re not retiling bathrooms yourself. If you are, rent it. These run $200-400 and you’ll use it once every 5 years.
- Drywall lift — Call a pro for ceiling drywall. It’s worth the $300-500 to not deal with this nightmare project yourself.
Better strategy: Rent specialty tools for one-off projects. Put that money toward more properties instead.
Your First 30 Days: The Learning Curve Reality Check
Here’s what actually happens when you start DIY repairs:
- Week 1: You fix something simple (toilet seat, clogged drain) and feel like a genius. “Why did I ever call people for this?”
- Week 2: You attempt something harder (leaky faucet). It takes 3 hours instead of 20 minutes. You break something. You call a pro anyway. You feel dumb.
- Week 3: You YouTube the thing you broke. You fix it. You’re back to feeling smart.
- Week 4: You successfully handle 2-3 repairs. You’ve saved $300+. You realize this is worth it.
The truth: You’ll screw some things up. You’ll make repairs take longer than they should. That’s fine. Every plumber was bad at plumbing once. The difference between you and them is they do it 40 hours a week. You do it 2 hours a month.
Give yourself permission to be bad at first. YouTube is free education. Mistakes are cheaper than service calls.
Bottom Line: Your First Year ROI
Initial investment: $150-250 for Tier 1 toolkit
Average savings per property per year: $1,000-2,500 (based on handling 10-15 small repairs yourself)
Payback period: 1-2 months
5-year savings: $5,000-12,500 per property
Added bonus: You understand your properties better, respond faster to tenant issues, and sleep better knowing you can handle 70% of problems without waiting for a pro.
Start with the essentials. Learn as you go. Track everything. Your bank account will thank you.