Door dents
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Door dents (by pete [OR]) Sep 21, 2022 9:28 PM
       Door dents (by Tonia [RI]) Sep 21, 2022 10:02 PM
       Door dents (by Ken [NY]) Sep 21, 2022 10:06 PM
       Door dents (by MikeA [TX]) Sep 21, 2022 10:14 PM
       Door dents (by MikeA [TX]) Sep 21, 2022 10:18 PM
       Door dents (by Tonia [RI]) Sep 21, 2022 10:26 PM
       Door dents (by Hoosier [IN]) Sep 22, 2022 2:38 AM
       Door dents (by Robert J [CA]) Sep 22, 2022 2:46 AM
       Door dents (by pete [OR]) Sep 22, 2022 10:42 AM
       Door dents (by plenty [MO]) Sep 22, 2022 11:35 AM
       Door dents (by S i d [MO]) Sep 22, 2022 2:33 PM
       Door dents (by Ed [CA]) Sep 22, 2022 3:54 PM
       Door dents (by Robert,OntarioCanada [ON]) Sep 22, 2022 5:05 PM
       Door dents (by Swami [ON]) Sep 22, 2022 5:31 PM
       Door dents (by Hoosier [IN]) Sep 22, 2022 5:47 PM
       Door dents (by Robin [WI]) Sep 22, 2022 9:37 PM
       Door dents (by BRAD 20,000 [IN]) Sep 22, 2022 10:33 PM
       Door dents (by JA [PA]) Sep 23, 2022 9:55 AM
       Door dents (by don [PA]) Sep 23, 2022 7:42 PM
       Door dents (by Vee [OH]) Sep 24, 2022 7:38 AM
       Door dents (by MG [NJ]) Sep 24, 2022 8:53 AM
       Door dents (by BRAD 20,000 [IN]) Sep 24, 2022 10:59 PM
       Door dents (by zero [IN]) Sep 25, 2022 3:08 PM
       Door dents (by tryan [MA]) Sep 26, 2022 9:19 AM
       Door dents (by David L. [OH]) Sep 27, 2022 12:32 PM
       Door dents (by zero [IN]) Sep 28, 2022 8:58 AM

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Door dents (by pete [OR]) Posted on: Sep 21, 2022 9:28 PM
Message:

What do my fellow landlords do with knuckle dents in wood finish hollow core doors? --35.132.xxx.xxx




Door dents (by Tonia [RI]) Posted on: Sep 21, 2022 10:02 PM
Message:

I have door dents in a metal exterior door...it is unsightly for sure. With a wood door,my handyman cut out the damaged part, and plastered and painted it to match. It looked decent, not great though --71.117.xxx.xx




Door dents (by Ken [NY]) Posted on: Sep 21, 2022 10:06 PM
Message:

fill it with joint compound and paint it --74.77.xx.xx




Door dents (by MikeA [TX]) Posted on: Sep 21, 2022 10:14 PM
Message:

If it's small, like Ken, I fill it with joint compound, sand it smooth, and paint it. --209.205.xxx.xx




Door dents (by MikeA [TX]) Posted on: Sep 21, 2022 10:18 PM
Message:

Tonia, for metal exterior door, you can use bondo instead of drywall joint compound. Bondo is what's used in the automotive industry to fix car dents, basically just a plastic filler. Once you let it cure, sand it smooth and paint the door to completely hide the dent. --209.205.xxx.xx




Door dents (by Tonia [RI]) Posted on: Sep 21, 2022 10:26 PM
Message:

Thanks Mike!!! --71.117.xxx.xx




Door dents (by Hoosier [IN]) Posted on: Sep 22, 2022 2:38 AM
Message:

If small, joint compound…hot set.

If larger than a quarter, use minimally expanding foam to fill, let cure, cut flush with serrated knife, then joint compound to complete. --99.92.xxx.xxx




Door dents (by Robert J [CA]) Posted on: Sep 22, 2022 2:46 AM
Message:

I had the adult children of my tenants fight and knock holes in interior doors during the parents absence. I would temporary patch the doors during the rest of their tenancy, knowing I'd have a case for a deposit deduction.

Then when it came time for the tenants to move, the husband took me aside and said, "We can leave on schedule and clean out the house to your acceptable standards, with no deductions for the 4 doors, or I can let my kids stay here and you can since they were minors when we moved in and you don't have a contract with their signature, you can evict but won't be able to get a money judgment.

My tenants consulted an attorney for $500 so they wouldn't have to have a $250 deposit deduction. Real master minds.

So I did not deduct for my 4 interior doors but got the additional days beyond the 1st and also hauling /cleaning fees out of the deposit. So of their $2500 deposit, I think I returned around $1,800. --47.156.xx.xx




Door dents (by pete [OR]) Posted on: Sep 22, 2022 10:42 AM
Message:

These doors were fine for 15 years untill I switched door knobs from passage to privacy. I will switch back when place is vacant. These are bedroom doors. Thanks for the suggestions. --35.132.xxx.xxx




Door dents (by plenty [MO]) Posted on: Sep 22, 2022 11:35 AM
Message:

We have replaced them completely when damaged and billed security deposit. It's started to be more frequently and most time consuming and costly. Now I have an amount of $300 pet door for interior hollow wood doors and more for metal exterior doors. Our own home is over 100 years old, once 26 people lived there, no door damage to this date! We have successfully hung $5 light weight mirrors on doors to buy time. It's certainly frustrating for sure. Have to have locking doors to get occupancy permit. --172.56.xx.xx




Door dents (by S i d [MO]) Posted on: Sep 22, 2022 2:33 PM
Message:

I used to do the "patch and paint", but over years they start to look really shabby, and the fixes sometimes chip or fall out.

Now I do the same as plenty. Those doors need to look good and last, which they will for decades if not abused. Bill as damages: replace and then I maintain the value of my property. --184.4.xx.xx




Door dents (by Ed [CA]) Posted on: Sep 22, 2022 3:54 PM
Message:

I replace the doors, paint them and charge for the materials and labor. My properties all have 6 panel doors that have the woodgrain texture so no patch looks good. --108.201.xx.xx




Door dents (by Robert,OntarioCanada [ON]) Posted on: Sep 22, 2022 5:05 PM
Message:

Often bought second new doors at the Habitat for Humanty restorres where even used door maybe a better option. If a suite door connected to common hallway then the door must be fire rated where a wood door has a rating of 20 minutes which means burn through. --68.69.xxx.xxx




Door dents (by Swami [ON]) Posted on: Sep 22, 2022 5:31 PM
Message:

I install solid core doors now. Enjoy the trip to urgent care after you punch that one, buddy.

I also avoid renting to males. LOL With a 1.8% vacancy rate in town, that's not too hard. --15.181.xx.xx




Door dents (by Hoosier [IN]) Posted on: Sep 22, 2022 5:47 PM
Message:

Ed, I have done work with patching 6 panel doors with wood grain and been able to simulute the grain using bondo and a dremel tool...then stain or paint dark brown...comes out nice.

I don't like solid wood doors...wood swells with humidity and seasons and the doors stick and warp. I prefer a quality door that has a hollow core but there are cheap ones and good ones. The good ones will have some sort of cardboard inside that keeps them firm yet lightweight. These doors don't swell or warp, and put less stress on door hinges. --99.92.xxx.xxx




Door dents (by Robin [WI]) Posted on: Sep 22, 2022 9:37 PM
Message:

Whenever I have an interior door damaged beyond repair, I replace with a solid one. No more issues with knuckle marks!

--104.230.xxx.xxx




Door dents (by BRAD 20,000 [IN]) Posted on: Sep 22, 2022 10:33 PM
Message:

Pete,

Hollow core doors have gotten MUCH thinner and flimsier over the past several years.

We cover common punch holes with a marker board from WalMart. Small or large. Sometimes bondo, grooved to match the texture, and painted.

I charge them for the whole door.

If the doors were installed recently there is a good chance the new doors will match the hinges.

We recently covered a few dented exterior doors with beadboard from Lowes, about 6” in all around, glued and tack nailed, trimmed with small trim, super caulked. The doors now look super modern and classy.

I think it’s the show GOOD DOCTOR where the door to his apt has a flat cover with large decorative nail heads. Looks cool.

Our health and building code requires a privacy (locking) bed/bath knob.

I do not expect the new knob resulted in the damage. That’s just an upset BF or teenager…or moving furniture.

FYI you can reduce the number residents you allow by converting a “bedroom” into a “den/office” by changing the required privacy knob to a non-locking passage knob.

BRAD --73.103.xxx.xxx




Door dents (by JA [PA]) Posted on: Sep 23, 2022 9:55 AM
Message:

A subject I know all too well. We started doing routine inspections (6 months in first year, than at renewals after that) because of this and dented appliances. We replace damaged then bill as extra rent. Sometimes arguments, but cures the problem one way or another AT THEIR EXPENSE, not ours. --24.115.xxx.xxx




Door dents (by don [PA]) Posted on: Sep 23, 2022 7:42 PM
Message:

Robert--In my opinion you COULD have sued both the tenants AND the adult children, even after the adult tenants left and the adult children remained. The tenants that signed the lease are responsible for damage caused by them or their guests. They are also responsible for rent until they turn the place back over to you. If they left their adult children in there, they still owe rent every month. Furthermore, the adult children are liable in tort for malicious or reckless damage that they cause, the same as if a stranger damages your house. --70.90.xx.xxx




Door dents (by Vee [OH]) Posted on: Sep 24, 2022 7:38 AM
Message:

Fix and add to next rent cycle - we do not finance poor behavior. --76.190.xxx.xxx




Door dents (by MG [NJ]) Posted on: Sep 24, 2022 8:53 AM
Message:

Fill inside with spray foam, then bondo --71.187.xx.x




Door dents (by BRAD 20,000 [IN]) Posted on: Sep 24, 2022 10:59 PM
Message:

Haha! When Great Stuff spray foam first came out it would expand HUGE!

I tried what MG just posted. I sprayed it inside a hollow core door that needed repair with the idea of having it as a backer to add Bondo.

I came back the next morning. I did not know the yellow foam continues to expand and expand overnight. The entire surface of the door had ballooned out about a foot and split away from the frame. Ruined.

BRAD --73.103.xxx.xxx




Door dents (by zero [IN]) Posted on: Sep 25, 2022 3:08 PM
Message:

The new spray foam isn't as tough as the old stuff. Have seen people spray around windows and doors with the old stuff and warp them closed.

New stuff is weaker for sure, plus they have the semi-soft stuff specifically for around doors and windows.

I have been known to stuff paper or a rag in a hole, spray foam it and then peel the cured stuff back a bit. Then use hot mud and get a pretty decent finished product.

Spray texture is on a lot of my places. Helps hide imperfections but is a real pain to patch a hole while not letting it show.

Have a brother in law who was upset at his spouse. Punched his arm to the elbow through a luan door. Then he was trapped because he couldn't pull his arm back thru.

Served him right. Too bad they are still together. --107.147.xx.xxx




Door dents (by tryan [MA]) Posted on: Sep 26, 2022 9:19 AM
Message:

Durabond --206.84.xx.xxx




Door dents (by David L. [OH]) Posted on: Sep 27, 2022 12:32 PM
Message:

Lately we have stopped repairing six panel doors if the hole is too big. They cost less than $100 at Menards, my handyman installs them, and we pain them. No amount of bondo and painting is going to stop it from looking repaired. --70.62.xxx.xxx




Door dents (by zero [IN]) Posted on: Sep 28, 2022 8:58 AM
Message:

Couple places back I had to replace two 24" doors. The cost was over $100 per door and although the hinges lined up the new doors are a bit smaller on width. Couldn't make it look right without replacing the entire frame and all. That involved pulling the trim as well. Turned a small project into a larger one.

I have bought door blanks, but by the time you route and drill to make it work you have so much time and money in them it isn't worth it.

I do agree that small cracks or holes are sometimes worth the repair but big stuff isn't. --107.147.xx.xxx



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