 Garage Lock (by Mike [CT]) Jun 19, 2012 9:38 AM
 Garage Lock (by John [NJ]) Jun 19, 2012 10:08 AM
Garage Lock (by Mike [CT]) Jun 19, 2012 10:48 AM
Garage Lock (by Kyle [IN]) Jun 19, 2012 10:50 AM
Garage Lock (by Carolyn [MO]) Jun 19, 2012 11:27 AM
Garage Lock (by RR78 [VA]) Jun 19, 2012 11:30 AM
Garage Lock (by Xine [FL]) Jun 19, 2012 11:35 AM
Garage Lock (by Mike45 [NV]) Jun 19, 2012 11:51 AM
Garage Lock (by JoeM [GA]) Jun 19, 2012 11:57 AM
Garage Lock (by john [NJ]) Jun 19, 2012 12:43 PM
Garage Lock (by john [NJ]) Jun 19, 2012 12:43 PM
Garage Lock (by Mike [CT]) Jun 19, 2012 1:13 PM
Garage Lock (by V [OH]) Jun 19, 2012 1:21 PM
Garage Lock (by reid [KS]) Jun 19, 2012 4:48 PM
Garage Lock (by RR78 [VA]) Jun 19, 2012 5:26 PM
Garage Lock (by Sam [CT]) Jun 19, 2012 5:45 PM
Garage Lock (by BRAD 20,000 [IN]) Jun 20, 2012 11:22 PM
Garage Lock (by Mike [CT]) Posted on: Jun 19, 2012 9:38 AM
Message:
State Specific Question About: CONNECTICUT (CT)
My tenants broke the lock on the garage door. Obviously it needs to be replaced. I can go buy the lock but I don't know how to install it.Also I shouldn't have to waste my time and energy fixing something that they broke anyway.
If I have to hire someone to do it its gonna cost more from the security deposit. Should I just hire someone and keep the receipt? Should I pay a friend to do it? And if so What is a reasonable amount to charge for installation?
--74.82.xx.xxx |
Garage Lock (by John [NJ]) Posted on: Jun 19, 2012 10:08 AM
Message:
Learn how to fix it. It is simple. This comes with the job in some cases. I've seen many folks in the past 10 years fold up since they could not do simple tasks and could not afford to hire out the job and ened up becoming slumlords and eventually burried by disguntled tenants and vicious town inspectors.
LEARN THE JOB - USE GOOGLE AND READ THE INSTRUCTIONS THAT COME WITH THE NEW LOCK
John
New Jersey --198.228.xxx.xx |
Garage Lock (by Mike [CT]) Posted on: Jun 19, 2012 10:48 AM
Message:
This is the problem with people today. People expect things to be done for nothing.So they pay for the new garage lock out of their security deposit and that's it? I'm left to install it and waste my time and energy. Not to mention the nearest Home Depot is a 20min ride to pick up the piece. But I guess I can afford the gas also. Where is the accountability today John? --74.82.xx.xxx |
Garage Lock (by Kyle [IN]) Posted on: Jun 19, 2012 10:50 AM
Message:
Hire someone, charge the tenant. They broke it and they should pay for all the costs to fix it including installation. --71.194.xxx.xxx |
Garage Lock (by Carolyn [MO]) Posted on: Jun 19, 2012 11:27 AM
Message:
If you do fix something for which the tenant is reponsible, bill them - don't take it from the security deposit. The security deposit is for use after the person moves.
I am not sure what is broken in your lock, but I have replaced garage door locks and on mine it was easy. --70.230.xxx.xxx |
Garage Lock (by RR78 [VA]) Posted on: Jun 19, 2012 11:30 AM
Message:
First are you sure they broke it. Or was it just from normal use.
This should be under a $100.00 repair even if you get someone on the high side out of the yellowpages.
I agree damages caused by the tenant should be hired out and billed to the tenant.
--76.104.xxx.xx |
Garage Lock (by Xine [FL]) Posted on: Jun 19, 2012 11:35 AM
Message:
Yep, I'm with the last few posters. Hire it out, send them the bill. Security deposit is for things that are broken/missing at the end of the lease.
I hope you have a clause in your lease that says that you apply monies first to repairs and late fees, THEN to rent... could be a problem if they don't pay the repair bill and keep just paying rent. --174.107.xx.xx |
Garage Lock (by Mike45 [NV]) Posted on: Jun 19, 2012 11:51 AM
Message:
I agree that you should know how to do this simple repair, but I also agree that if it is clear that the Ts broke it, you should hire it out and bill the Ts for the repair. Make them pay now, do not deduct it from the SD. And if your lease does not allow this, you need to re-write the lease for your next set of tenants.
--71.49.xxx.xxx |
Garage Lock (by JoeM [GA]) Posted on: Jun 19, 2012 11:57 AM
Message:
Mike CT - Remember that trip to HD to get the part is tax deductible mileage on your schedule E. If you fix it yourself, I don't know why you would only charge for the part. Whether you do it or a handyman does it, it should be a charge for parts and labor. --157.166.xxx.xxx |
Garage Lock (by john [NJ]) Posted on: Jun 19, 2012 12:43 PM
Message:
Mike, i should have also stated to bill the tenant too for the part. But as some already said, make sure the part did not fail due to normal usage.
Changing the lock is a 15 minute job. While there take the opportunity to do an inspection without the tenant taking notice.
Going back to my original statement, learn how to do the jobs especially if you are cash strapped and run a small operation. If i paid a contractor for all the work I learned, i would have ran out of cash 8 years ago especially since my duplex is 100 years old and need tlc from time to time. Do lots of reading on what you need to fix. Check out YouTube since it is a wealth of repair information. Once you learn, you will save $$$$. So, get off your butt and get those hands dirty!
John
New jersey --174.254.xxx.xxx |
Garage Lock (by john [NJ]) Posted on: Jun 19, 2012 12:43 PM
Message:
Mike, i should have also stated to bill the tenant too for the part. But as some already said, make sure the part did not fail due to normal usage.
Changing the lock is a 15 minute job. While there take the opportunity to do an inspection without the tenant taking notice.
Going back to my original statement, learn how to do the jobs especially if you are cash strapped and run a small operation. If i paid a contractor for all the work I learned, i would have ran out of cash 8 years ago especially since my duplex is 100 years old and need tlc from time to time. Do lots of reading on what you need to fix. Check out YouTube since it is a wealth of repair information. Once you learn, you will save $$$$. So, get off your butt and get those hands dirty!
John
New jersey --174.254.xxx.xxx |
Garage Lock (by Mike [CT]) Posted on: Jun 19, 2012 1:13 PM
Message:
Thanks everyone! --76.24.xxx.xxx |
Garage Lock (by V [OH]) Posted on: Jun 19, 2012 1:21 PM
Message:
Bill these damages now, there is no reason to wait - did they wait to tell you =they= broke it? --68.76.xxx.xxx |
Garage Lock (by reid [KS]) Posted on: Jun 19, 2012 4:48 PM
Message:
Call a locksmith and have it done right and whatever it costs subtract that from the deposit. --108.238.xxx.xxx |
Garage Lock (by RR78 [VA]) Posted on: Jun 19, 2012 5:26 PM
Message:
Also the other advantage of a handyman or locksmith. It case of a dispute. It gives you the opinion of a third party or professional as to what caused the damage.
Easier to prove your case if ever needed.
As a general rule. We fix items caused by normal wear and tear. Hire out items that are charged to the tenant. Saves on disputes in or out of court as to who caused the damage and what the charge should be.
--76.104.xxx.xx |
Garage Lock (by Sam [CT]) Posted on: Jun 19, 2012 5:45 PM
Message:
Mike, you will be better off going to a locksmith to buy the lock. This is an easy job, I did mine twice. The HD locks are made in China and I couldnt get a duplicate key made. I had a locksmith make me some keys but they never fit right and I ended up changing the lock again. A locksmith can also sell you a matched pair if you have a 2 car garage, change both and only 1 key. As I recall it was less than $15.00. --99.13.x.xxx |
Garage Lock (by BRAD 20,000 [IN]) Posted on: Jun 20, 2012 11:22 PM
Message:
Do not wait and deduct it at move out. Bill and pay now.
I like to warn the resident "If you fix this yourself, I won't have to charge you for a $75 service call to the house." --50.129.xxx.xxx |
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