mu only question is, is It reasonable to ask tenant to pay for change of lock as there was no indication of a malfunction prior to this ?

Our property inspector missed a critical malfunction with the refrigerator that forced us to replace it but whatever!

One needed roof replacement or system malfunction is going to cut into your reserve fund substantially killing any potential return you were hoping for.

12 years and 400 rentals and I can't recall anyone damaging the top of a garage door.A technician can tell if it was damage from a malfunctioning door or something else. if it was something else, the Tenant should be charged for it.

If AHS is unable to diagnose whether a Covered Item malfunction exists due to an existing code violation, this code violation coverage shall not apply, and you are responsible for correcting the existing code violation in order to allow AHS to conduct such diagnosis."

If it needs to be an hvac tech unless it is a malfunction it is on them.

Given that the problem seems to have “coincided” with a malfunctioning water meter reading, as well as all the troubleshooting effects that have already been put in place, it is hard not to suspect something funny going on on the billing side.  

I have a tenant with a malfunctioning water heater that spews water everywhere running up the water bill that I pay.

Tenant isresponsible for reporting malfunction or unsafe appliances. 

@Zachary Inman Yes the property insurance did wind up covering it under an "equipment failure/malfunction" clause.