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KIP

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Posts: 5
Reply with quote  #1 
Hi.  I am a very new landlord and out of town.  I just rented my house a month ago.  I also hired a property manager to look out for my interests.   The rental has a two car garage and about a year and a half ago, I installed a garage door opener for only one side.  Well, I never installed the keypad and first the new tenant was questioning it  and the PM said since it was never installed don't worry about it.  Next thing I know my PM is sending me a quote to have two new garage door openers installed and saying that the covers are missing off the one already there and it isn't working correctly.  The already installed garage door opener never had any problems and worked just fine before.  The covers weren't missing either.  I feel like the tenant is trying to get me to pay for two new garage doors and it stems to this keypad never being installed.   The house is in SC and I'm wondering if I am required to pay for a new garage door opener since it "quit working".  I would think this is an amenity and not considered habitable.  Or is the state of SC different?

Any advise would help so much as this has me a little stressed. Thanks!
rkkeller

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Posts: 764
Reply with quote  #2 
If the garage door will open/close and lock/unlock without them I would not think its required unless you listed it in your rental ad as "automatic garage door" or something like that.

Also what does your lease say about repairs and things like this ? Some have the tenant responsible for everything, some for things under $50/$100, some the LL is responsible for everything.

Your PM seems to be more working for them and not you. I would question this as you hire them so your don't have to bother with things like this.
OHlandlord

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Posts: 3,814
Reply with quote  #3 
Refuse to pay for the openers.  You had one already, and it would open with the opener.  A second opener can be purchased to place in the house or garage if they wish to open it from there if you like, or they can pull the cord and disengage the opener to open it manually from the inside.  You are not required to provide garage door openers at all and you did not have the keypad when they moved in.  They accepted the opener as it was when they viewed the house.  You do need to have it repaired if it quit working.  Let them know if they choose to install new openers, it will be at their expense and the openers (since screwed to the ceiling of the garage) will become "fixture" of the property and will have to be left when they move out.

Warn your PM that you will not accept "quotes" for updates and that he needs to have the one opener repaired if it breaks.
KIP

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Posts: 5
Reply with quote  #4 
Thank you both for the advice.  I need to get a copy of the contract from my PM so I know exactly what all my responsibilities are.  I definitely will not buy a new garage door opener for the other side.

Can I get a copy of the different checks (criminal, credit etc.) that the PM did on the tenant?  Or is this protected? 
OHlandlord

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Posts: 3,814
Reply with quote  #5 

If you own the property, you are entitled to this information as it was you who authorized the PM to pull these on your behalf.  Without a contract from you, the PM would have had no reason to pull them.

KIP

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Posts: 5
Reply with quote  #6 
The PM just sent me pictures of the garage door opener and the covers are missing off of it.  The tenant said he didn't take it apart but I think he did in an effort to install the keypad.  This is just my opinion as the covers were on and it did function when I handed the house over to the PM in Oct.  The PM also did a walkthrough prior to the tenant moving in and the covers were there and the door was operational.  Anyway, I told the PM that he needs to call the police and report a theft/vandalism on the garage door opener if the tenant maintains he didn't do the damage or remove the covers.  Was that a good call or should I have recommended some other approach?  I also requested a copy of the contract and all the checks that the PM did prior to signing the lease with the tenant.
OHlandlord

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Posts: 3,814
Reply with quote  #7 

If the covers were there when they rented the place, they pay for new covers.  If it was vandalism or theft, the tenant should have reported it to police himself.  How would vandals get in if it only opens with the opener?

KIP

Registered:
Posts: 5
Reply with quote  #8 

Yeah, I know.  Originally, when the tenant moved in he complained that the keypad wasn't installed for the garage door opener.  I told the PM that it was never installed and the PM said he would tell him to forget about it.  Anyway, a few days later, I get an e-mail saying that the covers are missing and that the garage door opener isn't working at all.  Then the PM sends me a quote for over $700 to install 2 new garage door openers.  I think that the tenant fiddled with the garage door opener trying to install the keypad and broke it and now he wants me to replace it.  After I sent that e-mail to the PM about calling the police, all of a sudden the covers have been found.  It really irritates me to think that these people are trying to take me for a ride and now I do not trust my PM or the tenant.  It is a year long lease so I'm stuck with this guy for another 10 months.  It would be one thing if I was there in the states to check things out for myself but I am working and living out of the country, which is why I hired the PM.

KIP

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Posts: 5
Reply with quote  #9 

Update:  The company that the PM calls in for repairs is actually owned by the owner of the property management company.  Isn't this a conflict of interest?  I'm irritated that I had to do a search on the maintenance company to find out and that the PM never disclosed this information to me.  Essentially, they can charge me with whatever they want, whenever they want. 

OHlandlord

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Posts: 3,814
Reply with quote  #10 
You have to be very careful when choosing PMs.  Not all are as good as others.  When you hire a PM, you want to review and negotiate the contract.  Negotiate to use your list of contractors, the fees they get per month, the fees they get to sign a lease or a renewal, what tasks they will do, how they will handle different situations, and above all - have it all in writing.  As several LLs on this site have found out recently, some PMs are not very good.  You should always have a clause in the contract that will allow you to cancel it with a minimal fee.  Ask for referrals and references from other LLs while interviewing these, and call those LLs and ask how they handled the problems that inevitably arose.

KIP, if there is nothing in your contract specifying who they need to call for maintanence, then you will get higher fees.  You should ask for estimates before work is done (except in emergency situations) and have a clause where you have to approve any work over a set $$$ amount.
johnwatson85

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Posts: 2
Reply with quote  #11 
Hey that was really helpful and i would like you to visit www(dot)dockanddoors(dot)com
OHlandlord

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Posts: 3,814
Reply with quote  #12 
Why?  Are Mr. & Mrs. Dockanddoor problem tenants? 


(Hmmm...  Wonder what the origin of the surname Dockanddoor is?)
Ajitallbey

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Posts: 47
Reply with quote  #13 
I also like to visit.



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[url=http://www.mannacapitalmanagement.com/]financial planner virginia beach va[/url]
pds_fortmyers

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Posts: 3
Reply with quote  #14 
The opener may not have to be replaced hie a garage door company to go out and look at the garage door openers. Could be half the price

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garage door | garage door fort myers
allensmith

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Posts: 1
Reply with quote  #15 
You would get a better response if you specified whether the doors are timber or metal, roll up, sectional or tip-up. And the make of opener.Then i contact Locksmith Parkland for the door opening and it happen.
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allensmith
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