The short answer
Good property managers handle maintenance on three tracks: responding to requests from residents, running preventive maintenance on a schedule, and planning major replacements from the reserve study. Each job is assigned, tracked, and closed out with notes and photos, and vendors are chosen for quality and price through competitive bidding.
How Comet tracks it
Every work order in our system has an assignee, notes, time and materials, and before-and-after photos where needed, so owners and boards can see what was done. See our preventive maintenance calendar.