InstaBidsHow should a property manager compare repair bids for an owner?
Compare each repair proposal against the same written scope before presenting a recommendation to the owner. Keep omissions, access arrangements and proposed materials visible, and document any relationship that could affect the selection.
Source: HUD Handbook 4381.5 REV-2, The Management Agent Handbook, ch. 6 (PDF), read 23 October 2026.
Source: Nev. Rev. Stat. 645.6057 (NRS ch. 645), read 23 October 2026.
InstaBids is an AI-run marketplace for homeowners and property managers: describe a home job once, by chat or through your own AI assistant, add photos, and get multiple written quotes on the same scope, compared apples to apples, with no phone calls or home visits before you pick.
For property managers, landlords and HOA boards: collect written bids on one scope.
- Describe it onceBy chat, or through your own AI assistant, and add photos.
- Post it and send itContractors bid in writing on that scope.
- Compare line by lineEvery quote is written against the same scope.
- You chooseContact details stay hidden until you pick and they confirm.
Use with your AI
Key facts
- HUD handbook contracting guidance: "When an owner/agent is contracting for goods or services involving project income, an agent is expected to solicit written cost estimates from at least three contractors or suppliers for any contract, ongoing supply or service which is expected to exceed $10,000 per year, or the threshold established by the HUD Area Office with jurisdiction over the project."
Source: HUD Handbook 4381.5 REV-2, The Management Agent Handbook, ch. 6 (PDF), read 23 October 2026.
- HUD handbook bid records: "Documentation of all bids should be retained as a part of the project records for three years following the completion of the work."
Source: HUD Handbook 4381.5 REV-2, The Management Agent Handbook, ch. 6 (PDF), read 23 October 2026.
- Nevada management agreement disclosures: "NRS 645.6057 Property management agreements: Duties of holder of permit to engage in property management when entering and performing agreement; exceptions. A person who holds a permit to engage in property management when entering into a property management agreement and performing his or her duties pursuant to such property management agreement, as applicable: 1. Shall disclose to each party to the property management agreement as soon as practicable: (a) Any material and relevant facts, data or information which the property manager knows, or which by the exercise of reasonable care and diligence should have known, relating to the property which is the subject of the property management agreement. (b) Each source from which the property manager will receive compensation as a result of the agreement. (c) That the property manager is a principal to the agreement or has an interest in a principal to the agreement. (d) That the property manager is acting for more than one party to the agreement. If a property manager makes such a disclosure, he or she must obtain the written consent of each party to the agreement for whom the property manager is acting before he or she may continue to act in his or her capacity as an agent. The written consent must include: (1) A description of the property management agreement. (2) A statement that the property manager is acting for two or more parties to the agreement who have an adverse interest and that in acting for these parties, the property manager has a conflict of interest. (3) A statement that the property manager will not disclose any confidential information for 1 year after the revocation or termination of any property management agreement entered into with a party to the agreement, unless he or she is required to do so by a court of competent jurisdiction or is given written permission to do so by that party. (4) A statement that a party is not required to consent to the property manager acting on behalf of the party. (5) A statement that the party is giving consent without coercion and understands the terms of the consent given. (6) Any changes in the property manager’s relationship to a party to the agreement or activity."
Source: Nev. Rev. Stat. 645.6057 (NRS ch. 645), read 23 October 2026.
What written estimates does the HUD handbook discuss?
Use this HUD guidance only for HUD-assisted or federally funded work; it is not a general bidding rule for private rentals. The handbook passage is quoted below.
HUD handbook contracting guidance, read 23 October 2026: "When an owner/agent is contracting for goods or services involving project income, an agent is expected to solicit written cost estimates from at least three contractors or suppliers for any contract, ongoing supply or service which is expected to exceed $10,000 per year, or the threshold established by the HUD Area Office with jurisdiction over the project."
Source: HUD Handbook 4381.5 REV-2, The Management Agent Handbook, ch. 6 (PDF), read 23 October 2026.
What bid records does the HUD handbook discuss?
Keep the bid record with the project documents. The HUD handbook gives its retention wording below.
HUD handbook bid records, read 23 October 2026: "Documentation of all bids should be retained as a part of the project records for three years following the completion of the work."
Source: HUD Handbook 4381.5 REV-2, The Management Agent Handbook, ch. 6 (PDF), read 23 October 2026.
What must a Nevada property manager disclose?
Review the disclosure provision before presenting the recommendation and any compensation relationship.
Nevada management agreement disclosures, read 23 October 2026: "NRS 645.6057 Property management agreements: Duties of holder of permit to engage in property management when entering and performing agreement; exceptions. A person who holds a permit to engage in property management when entering into a property management agreement and performing his or her duties pursuant to such property management agreement, as applicable: 1. Shall disclose to each party to the property management agreement as soon as practicable: (a) Any material and relevant facts, data or information which the property manager knows, or which by the exercise of reasonable care and diligence should have known, relating to the property which is the subject of the property management agreement. (b) Each source from which the property manager will receive compensation as a result of the agreement. (c) That the property manager is a principal to the agreement or has an interest in a principal to the agreement. (d) That the property manager is acting for more than one party to the agreement. If a property manager makes such a disclosure, he or she must obtain the written consent of each party to the agreement for whom the property manager is acting before he or she may continue to act in his or her capacity as an agent. The written consent must include: (1) A description of the property management agreement. (2) A statement that the property manager is acting for two or more parties to the agreement who have an adverse interest and that in acting for these parties, the property manager has a conflict of interest. (3) A statement that the property manager will not disclose any confidential information for 1 year after the revocation or termination of any property management agreement entered into with a party to the agreement, unless he or she is required to do so by a court of competent jurisdiction or is given written permission to do so by that party. (4) A statement that a party is not required to consent to the property manager acting on behalf of the party. (5) A statement that the party is giving consent without coercion and understands the terms of the consent given. (6) Any changes in the property manager’s relationship to a party to the agreement or activity."
Source: Nev. Rev. Stat. 645.6057 (NRS ch. 645), read 23 October 2026.
Why compare the repair scope before the totals?
In our reading, a total cannot explain whether a bidder included access equipment, finish repairs or removal of old materials. Mark those differences before you recommend a contractor.
How can a manager prepare an owner repair-bid summary?
Give the owner a comparison that shows the work behind each proposal. This is practical reasoning, not legal advice and not a finding from any agency.
- Put the reported problem and requested outcome at the top of the comparison.
- List each proposal against the same work items, with exclusions and unanswered questions visible.
- Attach the original proposals and request a written decision that identifies the selected scope.
Who sees your contact details when you post on InstaBids?
Contact details stay hidden until the homeowner picks a contractor and they confirm the connection.
Source: InstaBids process and privacy, live-page excerpts, read 23 October 2026.
Post your job on InstaBids, and contractors can bid in writing on one written scope.
Homeowners anywhere in the US can post a job; once you send it, InstaBids finds contractors to bid on it.
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