🔔 Now accepting vendor applications — Plumbing, HVAC, Electrical & Landscaping positions open 🔔
vendor.tdgrm.com  |  The Dillard Group Realty & Management Vendor Network Main Site: tdgrm.com  |  Questions: vendors@tdgrm.com
TDGRM Preferred Vendor Network

Build Your
Business
With Us

The Dillard Group Realty & Management partners with licensed, reliable, and professional vendors to deliver exceptional property services. Join our preferred network and grow with a firm that pays on time, every time.

Apply to Join ↓ Download Vendor Packet
48HR
Payment Turnaround
1HR
Response Window
20+
Years in Operation
3
Asset Classes Served
Why Partner With TDGRM

More Work.
Faster Pay.
Less Hassle.

TDGRM operates a growing portfolio of residential and commercial properties. Our vendors are not just contractors — they are partners in protecting asset value. We invest in long-term vendor relationships because consistency matters.

💰
Fast Payment
Invoices paid within 48 hours of work completion — no net-30, no chasing checks.
📋
Steady Work Orders
Our growing portfolio means consistent, recurring maintenance work year-round.
🤝
True Partnership
Clear communication, mutual respect, and long-term vendor relationships.
📱
Digital Work Orders
Receive and manage work orders digitally through our Buildium system.
🏗️
Growth Opportunities
Preferred vendors get first access to larger renovation and construction projects.
📊
Performance Rewards
Top vendors are elevated to preferred status with priority work assignments.
Standards of Excellence

Vendor Best Practices

TDGRM holds its vendor network to the highest professional standards. These best practices protect you, protect tenants, and protect property owners.

Select a category to explore the specific standards TDGRM requires of all network vendors. These are not just our rules — they are industry best practices that protect your business and your license.

01
Arrive On Time
Always arrive within the scheduled window. If you will be late, notify the TDGRM coordinator and the tenant at least 30 minutes in advance. Repeated tardiness results in removal from preferred vendor status.
💡 TDGRM Tip: Confirm your appointment with the tenant the night before every scheduled job.
02
Professional Appearance
Arrive in clean, branded work attire. Vehicles should be clearly marked with your company name. First impressions reflect directly on TDGRM and its properties.
💡 TDGRM Tip: Branded shirts or hats cost little but build enormous trust with tenants.
03
Respect Tenant Space
Treat every property as if it were your own home. Use protective floor covers, clean up all debris, and never access areas beyond your work order scope.
💡 TDGRM Tip: Drop cloths and shoe covers cost under $5 and prevent damage complaints.
04
Scope Discipline
Only perform the work in the approved work order. If additional issues are found, document, photograph, and report to TDGRM for separate authorization before proceeding.
💡 TDGRM Tip: Unauthorized scope changes — even well-intentioned — may not be reimbursed.
05
Licensing & Insurance
All licensed trade vendors must maintain current state licenses and carry General Liability insurance at minimum $1M per occurrence. COIs must be on file and renewed annually.
💡 TDGRM Tip: Expired insurance = automatic suspension from the vendor network.
06
Documentation
Take before-and-after photos of every job. Submit with your invoice. This protects you from disputes and creates a documented property maintenance history.
💡 TDGRM Tip: Photo documentation has resolved hundreds of tenant disputes in our vendors' favor.
01
OSHA Compliance
All work must comply with applicable OSHA standards. Use proper PPE — hard hats, safety glasses, gloves, and fall protection where required. TDGRM may conduct site safety audits.
💡 TDGRM Tip: A single OSHA violation on our property exposes both parties to liability. Zero tolerance.
02
Hazardous Materials
Any discovery of asbestos, lead paint, or mold must be immediately reported to TDGRM. Do not disturb without proper certification. Improper handling creates significant legal liability.
💡 TDGRM Tip: Pre-1980 properties should always be treated as potential lead/asbestos environments.
03
Electrical & Gas Safety
All electrical and gas work requires licensed professionals. Lock-out/tag-out procedures must be followed. Never leave a property with exposed wiring or open gas lines.
💡 TDGRM Tip: Always verify power is off at the breaker before beginning electrical work.
04
Permit Requirements
Obtain all required building permits before commencing permitted work. TDGRM will not authorize unpermitted work on permitted-scope projects. Permit costs must be included in your estimate.
💡 TDGRM Tip: Unpermitted work creates title issues and code violations that devalue properties.
05
Emergency Protocols
In any life-safety emergency (gas leak, structural failure, flooding), ensure tenant safety, call 911 if needed, and notify TDGRM within 15 minutes. Do not leave an unsafe property unattended.
💡 TDGRM Tip: Always carry TDGRM emergency contact info on every job site.
06
Tenant Safety First
Never compromise tenant safety to complete a job faster. If safe completion is not possible on the scheduled day, secure the work area, notify TDGRM, and schedule a return within 24 hours.
💡 TDGRM Tip: A temporary fix that creates a hazard is worse than leaving the job incomplete.
01
1-Hour Response Rule
All TDGRM maintenance requests must receive an initial response within 1 hour during business hours. For after-hours emergencies, response within 2 hours. Non-responsive vendors are removed from rotation.
💡 TDGRM Tip: Enable notifications on your work order system so you never miss a request.
02
Status Updates
Provide updates at key milestones: job acceptance, arrival on-site, completion, and invoice submission. Proactive communication builds trust and prevents unnecessary follow-up calls.
💡 TDGRM Tip: A 30-second text update prevents 5 follow-up calls from the property manager.
03
Tenant Communication Limits
Communicate with tenants only for access coordination. Do not discuss lease terms, fees, owner matters, or property values. All other matters go through TDGRM.
💡 TDGRM Tip: Exceeding this boundary — even casually — can create legal complications for all parties.
04
Scope Change Requests
Never accept verbal scope changes from tenants. All scope changes must be approved in writing by TDGRM. Even well-meaning unauthorized work may not be covered by invoice.
💡 TDGRM Tip: Text "Requesting approval for additional scope" before doing any extra work.
05
Problem Reporting
If you discover issues beyond your work order — water damage, pest evidence, structural concerns — document and report to TDGRM immediately. You are our eyes on the ground.
💡 TDGRM Tip: Vendors who proactively flag issues are our most valued partners.
06
Professional Language
Maintain professional, respectful communication with tenants, property managers, and TDGRM at all times. Disputes should be escalated — never argued on-site with tenants.
💡 TDGRM Tip: Your on-site behavior is a direct reflection of the TDGRM brand.
01
Code-Compliant Work
All work must meet or exceed local building codes, manufacturer specs, and industry standards. TDGRM may request third-party inspections. Code violations are corrected at vendor expense.
💡 TDGRM Tip: When in doubt, reference the IRC or local code — never assume.
02
Material Standards
Use materials that meet the spec in the work order. Do not substitute lower-grade materials without prior approval. All materials should be rental-grade: durable, code-compliant, and cost-effective.
💡 TDGRM Tip: Rental-grade materials balance durability and cost — not builder-grade, not luxury.
03
Workmanship Warranty
All TDGRM vendors warranty their workmanship for a minimum of 30 days. If a completed job fails within the warranty period due to workmanship, the vendor returns at no charge.
💡 TDGRM Tip: Quality work rarely requires callbacks. A callback reflects on your rating in our system.
04
Job Site Cleanliness
Leave every property cleaner than you found it. Remove all debris, packaging, and old materials. Use floor protection on finished surfaces throughout the job.
💡 TDGRM Tip: Tenant complaints about mess are the #1 reason vendors lose preferred status.
05
Before & After Photos
Required on every job, no exceptions. Minimum 3 before and 3 after photos per work order. Timestamped. Photos are submitted with your invoice and stored in the property record.
💡 TDGRM Tip: Photos protect you from false damage claims. Never skip this step.
06
Final Walkthrough
Before leaving any job, test every repair — flush toilets, run water, cycle switches, test HVAC. Do not close a work order on incomplete or untested work.
💡 TDGRM Tip: 5 minutes of self-inspection prevents a return trip the next day.
01
Accurate Invoicing
Submit itemized invoices listing labor hours, material costs, and applicable fees. Match your invoice exactly to the approved work order. Lump-sum invoices may be held for clarification.
💡 TDGRM Tip: Invoice within 24 hours of job completion for fastest payment processing.
02
48-Hour Payment
TDGRM pays approved invoices within 48 hours of receipt and work verification. Invoices must include work order number, before/after photos, and itemized breakdown. Incomplete invoices restart the clock.
💡 TDGRM Tip: Correct invoices get paid fast. Incomplete ones cause delays — every time.
03
W-9 Requirement
A current, signed W-9 must be on file before your first invoice can be processed. Must be updated any time your business structure, EIN, or address changes.
💡 TDGRM Tip: Submit your W-9 with your application — it speeds up your first payment.
04
Competitive Pricing
TDGRM benchmarks vendor rates against market comps. Vendors who consistently exceed market rates without justification may be asked to re-price or be replaced for that trade category.
💡 TDGRM Tip: Volume work at fair rates beats one premium job at inflated prices.
05
Change Order Process
Any cost increase beyond the original estimate requires a written change order approved by TDGRM. Verbal approvals from tenants or unauthorized work will not be reimbursed.
💡 TDGRM Tip: A 2-minute email for change order approval protects your revenue every time.
06
Annual 1099 Filing
Vendors paid $600+ in a calendar year will receive a 1099-NEC from TDGRM. Ensure your W-9 is always current to avoid IRS backup withholding. TDGRM files all 1099s by January 31st each year.
💡 TDGRM Tip: Incorrect W-9 info causes IRS backup withholding on your payments.
Trades We Need

Open Vendor Categories

TDGRM works across residential, multifamily, and commercial properties. We need qualified professionals in these trade categories.

🔌
Electrical
Licensed electricians for service calls, panel upgrades, fixture installs, and code compliance.
Open
🚿
Plumbing
Licensed plumbers for leak repairs, fixture replacement, water heater service, and drain clearing.
Open
❄️
HVAC
Certified HVAC technicians for maintenance, repair, and replacement of heating and cooling systems.
Open
🌿
Landscaping
Grounds maintenance, seasonal cleanup, irrigation, and full property landscaping services.
Open
🎨
Painting
Interior and exterior painting, touch-ups, unit turnovers, and full property refreshes.
Open
🏠
Roofing
Leak repair, inspections, and partial/full roof replacements on residential and commercial properties.
Limited Openings
🪟
Windows & Doors
Installation and repair of windows, doors, locks, frames, and weatherproofing.
Open
🧱
General Contractor
Licensed GCs for renovations, unit turnovers, additions, and value-add construction work.
Limited Openings
🧹
Cleaning Services
Move-in/move-out cleans, recurring unit cleaning, common area maintenance, and deep cleans.
Open
🐜
Pest Control
Licensed pest control for routine prevention, emergency treatment, and reported infestations.
Open
🔒
Locksmith
Rekeying, lock replacement, smart lock installation, and emergency lockout services.
Open
🪵
Flooring
LVP, tile, carpet, and hardwood installation and repair for unit turnovers and upgrades.
Open
What We Require

Vendor Requirements

To join the TDGRM preferred vendor network, all vendors must meet the following baseline requirements.

📋
Completed Vendor Application
Submit a fully completed application including company information, trade categories, service area, and references. Applications reviewed within 5 business days.
Required
🛡️
General Liability Insurance
Minimum $1M per occurrence / $2M aggregate. Certificate of Insurance must name The Dillard Group Realty & Management as additional insured. Must be current and renewed annually.
Required — Licensed Trades
📄
W-9 Tax Form
A current, signed IRS W-9 must be on file before first payment. Required for all vendors — sole proprietor, LLC, or corporation.
Required — All Vendors
🏛️
State Trade License
All trade work requiring a license under state law must be performed by or under the direct supervision of a currently licensed professional.
Required — Licensed Trades
👷
Workers Compensation
Vendors with employees must carry Workers Compensation. Sole proprietors with no employees may sign a waiver. Proof required before commencing work.
Required — Vendors with Employees
⭐
Professional References
Provide a minimum of two professional references from property management companies, GCs, or commercial clients. TDGRM may contact references during approval.
Strongly Preferred
Join The Network

Apply to Become a TDGRM Vendor

Complete the form to begin your application. We review all submissions within 5 business days and will contact you with a decision.

1
Submit Application
Complete the form with your company info, trade categories, service area, and upload your COI and W-9.
2
Application Review
TDGRM verifies licensing, insurance, and references within 5 business days.
3
Approval & Onboarding
Approved vendors receive a welcome packet, system access, and a preferred vendor agreement to sign.
4
First Work Order
You are added to the rotation for your trade and begin receiving work orders from the TDGRM team.
Vendor Application
All fields required unless marked optional. We typically respond within 5 business days.
After submission, email your COI and W-9 to vendors@tdgrm.com
Subject: Vendor Application — [Your Company Name]
Common Questions

Vendor FAQ

How long does vendor approval take? ▼
TDGRM reviews all vendor applications within 5 business days. You will be notified by email or phone. Incomplete applications may extend the review period.
Can I apply if I am not licensed? ▼
Yes. Non-licensed vendors (cleaning, landscaping, handyman, etc.) may still apply. The vendor application has a section specifically for non-licensed vendors. Unlicensed vendors may not perform trade work requiring a license under state law.
How quickly does TDGRM pay? ▼
Approved invoices are paid within 48 hours of receipt and work verification. Your invoice must include the work order number, itemized breakdown, and before/after photos.
What insurance do I need? ▼
Licensed trade vendors must carry General Liability at minimum $1M per occurrence / $2M aggregate, with TDGRM listed as additional insured. Vendors with employees must also carry Workers Compensation.
How do I receive work orders? ▼
Once approved, you will be set up in TDGRM's Buildium property management system. Work orders are sent digitally with property address, scope, tenant contact, and access instructions.
Can I work across multiple trade categories? ▼
Yes. List all applicable categories in your application. Each trade may require its own licensing verification. TDGRM will assign work based on the categories for which you are approved.
What happens if a tenant complains about my work? ▼
TDGRM will contact you first before any action is taken. If the complaint relates to workmanship within your warranty period, you will be expected to return and remediate at no charge.
Is there a vendor agreement to sign? ▼
Yes. Approved vendors receive a TDGRM Preferred Vendor Agreement outlining payment terms, performance standards, code of conduct, and liability responsibilities. Must be signed before the first work order.