Tenant Damaged Garage Door - Would you charge?

Question

I have a tenant in a C class home that used to have a nice over-sized 2-stall heated garage. The Midwest Derecho of 2020 destroyed the garage, and privacy fence. The home had some minor damage and the tenants were unharmed.

They helped with a LOT of tree debris hauling to the curb, for which I gave them several hundred dollars for their assistance.

The last repairs due to the Derecho were just completed, and they have been fairly patient during all of this. Especially since they completely lost the use of the garage for 10 months.

Generally they have been good tenants. It's their first time renting/living together. They gave notice and will be leaving in about 5 weeks. So, plenty of notice.

Unrelated to the storm, the tenant has backed into the garage door several times attempting to park too close. It was dented and pushed in, but it could be pushed back out and is still functional. Two of the four panels are crinkled and dented in several areas.

The replacement is about $1,100. That will eat up the security deposit and then some.

Normally I wouldn't second guess passing along charges like this. He broke it, he's responsible for fixing it.

Thoughts?
Options?
Or, just stick to my guns and charge him for the repair out of the security deposit, and bill the small difference.

Theresa Harris · Answer

If it was that many times and you already gave them a discount on the rent when they couldn't use the garage, then take it out of the damage deposit.  You paid them for helping you with the clean up.  Wait until they are gone and then arrange to replace the doors.  My guess is after they hit it the first time, they didn't care and figured they'd have to pay for a new one (or you'd have to replace it).  There is being nice and being taken advantage of.  The fact that it was brand new a year ago is even worse.

Greg M. · Answer

They lost use of the garage for 10 months? Did you lower their rent to account for this? If not, I'd eat the cost of repairs and be happy they didn't ask for a rent reduction.

Joe Splitrock · Answer

I would charge them for replacement or repair, you should actually replace/repair the door. If you are going to keep the door as damaged for future tenants, I would just charge a portion of the cost. In my experience, dented doors seem to have trouble over time because they do not open and close properly. That puts strain on the opener and mechanical parts.

In my entire life I have never run into a garage door. I guess accidents happen, but more accidents happen if you are being careless. This falls in that category for sure.

If you do charge them, don't just take the deposit. Get a quote for the door and take the exact repair amount, whether that is more or less than the deposit. Be prepared to share the quote or receipt with them.

Timothy McLain · Answer

@Ron Rohrssen

I would add monthly through a year maybe?

12 payments?

Timothy McLain · Answer

@Timothy McLain nvm that

Ron Rohrssen · Answer

@Marc Rice You're right. I am leaning toward some kind of a break. (I forgot to mention that I did give them 10 months of rent reduction for the loss of using the garage. Plus, I gave them the last month's use of the garage at no charge.When I had it rebuilt, the sub-contractor quoted nearly $1,300 for replacing the garage door. That was discounted because they were already on site doing other work.I have one other company lined up for an estimate. So far I'm between $1,100 and $1,300. Thanks Marc

Ron Rohrssen · Answer

@Theresa Harris Yeah. That's exactly how I feel. Once, have a little grace. More than 6 times, and on the left and right side to boot.I was surprised to find that it's around $1,100 to repair it.

Ron Rohrssen · Answer

@Greg M.Yes. I forgot to mention that I gave them a rent reduction for the loss of the garage. Good point.

Theresa Harris · Answer

The fact that they backed into it several times is what would get me.  After they backed into it once, they should have been more careful.  I would find out the price to repair it and if you want to give them a break, charge them for 50%.

Marc Rice · Answer

@Ron Rohrssen

Sounds like you want to cut them a break for bearing with the storm damage.

I’d get a few quotes for the repair of the garage door and then send them to the tenant and explain how you need to take their deposit and they need to cover the additional expense. If you want to cut them a break just take the deposit and don’t charge them the extra.

Tenant Damaged Garage Door - Would you charge?

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