garage doors & locks
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garage doors & locks (by 6x6 [TN]) Jul 8, 2024 8:40 PM
       garage doors & locks (by RB [TN]) Jul 8, 2024 8:52 PM
       garage doors & locks (by Jason [VA]) Jul 8, 2024 8:53 PM
       garage doors & locks (by ken [NY]) Jul 8, 2024 8:55 PM
       garage doors & locks (by 6x6 [TN]) Jul 8, 2024 9:13 PM
       garage doors & locks (by Ray-N-Pa [PA]) Jul 8, 2024 9:19 PM
       garage doors & locks (by 6x6 [TN]) Jul 8, 2024 9:28 PM
       garage doors & locks (by 6x6 [TN]) Jul 8, 2024 9:30 PM
       garage doors & locks (by 6x6 [TN]) Jul 8, 2024 9:33 PM
       garage doors & locks (by Ray-N-Pa [PA]) Jul 8, 2024 9:53 PM
       garage doors & locks (by Robin [WI]) Jul 8, 2024 10:21 PM
       garage doors & locks (by ken [NY]) Jul 8, 2024 11:14 PM
       garage doors & locks (by Robert J [CA]) Jul 9, 2024 4:51 AM
       garage doors & locks (by Busy [WI]) Jul 9, 2024 7:48 AM
       garage doors & locks (by MikeA [TX]) Jul 9, 2024 8:19 AM
       garage doors & locks (by MikeA [TX]) Jul 9, 2024 8:24 AM
       garage doors & locks (by Sisco [MO]) Jul 9, 2024 10:14 AM
       garage doors & locks (by Tim [CA]) Jul 9, 2024 10:31 AM
       garage doors & locks (by WMH [NC]) Jul 9, 2024 3:14 PM
       garage doors & locks (by WMH [NC]) Jul 9, 2024 3:14 PM
       garage doors & locks (by Robert,OntarioCanada [ON]) Jul 9, 2024 3:30 PM
       garage doors & locks (by 6x6 [TN]) Jul 9, 2024 6:56 PM
       garage doors & locks (by zero [IN]) Jul 9, 2024 7:02 PM
       garage doors & locks (by 6x6 [TN]) Jul 9, 2024 7:13 PM
       garage doors & locks (by 6x6 [TN]) Jul 9, 2024 7:18 PM
       garage doors & locks (by zero [IN]) Jul 9, 2024 9:19 PM
       garage doors & locks (by Hoosier [IN]) Jul 10, 2024 3:05 PM
       garage doors & locks (by 6x6 [TN]) Jul 10, 2024 5:00 PM

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garage doors & locks (by 6x6 [TN]) Posted on: Jul 8, 2024 8:40 PM
Message:

Hope everyone had a good holiday weekend.

Have a SFH that I am hoping to bring online very soon. This will be my first rental with a garage. It is a detached 2 car garage. This is in a blue-collar area and near a university. I am unsure of how much more rent that I could get with the garage, but I don't think it would be enough to justify putting a lot into it. I have already repaired some walls, replaced some siding, washed and painted, took down one newer metal garage door, reframed the opening and rehung the door properly. The other door is an older wooden door in fair condition, but someone has disconnected the cables at the bottom hinges. I am going to reconnect the cables, respring the door, and see what happens. I think the door will be fine for at least a little while.

Now, getting to my main question. The newer metal door needs a new lock mechanism because the current one is having problems. The older wooden door has not lock assembly at all as it was removed at some point, probably because they had an opener on it. My thoughts are that, if I put locks on the garage doors, every time I have a tenant move out than I will have to replace the locks, which are more expensive than an entry door lock. Also, these types of locks seem to cause problems more often. I don't know how well tenants take care of garage doors or locks either. So, I am thinking that I am just going to not have locks on them. What are your thoughts?

How do you treat detached garages, when it comes to doors and locks?

Do you bother putting locks on them?

If so, do you change the locks every time a tenant moves?

Will it matter if I don't put locks on them?

What if I just remove the doors and have an open garage?

How do you address detached garages in your lease?

Thank you for your time

--76.129.xxx.xx




garage doors & locks (by RB [TN]) Posted on: Jul 8, 2024 8:52 PM
Message:

How bout a hasp and lock ?

Depending on the size garage, shoot for a hundred bucks.

Gotta start somewhere.

--69.130.xxx.xxx




garage doors & locks (by Jason [VA]) Posted on: Jul 8, 2024 8:53 PM
Message:

I smell fries with that! I canít offer any advice to your original question, but I would be inclined to offer the garage as an optional amenity. Itís going to cost you money to maintain, get paid for it. --73.147.xxx.xx




garage doors & locks (by ken [NY]) Posted on: Jul 8, 2024 8:55 PM
Message:

I would probably remove the doors for 2 reasons, they wont wreck them and you will never have to replace them, also with no doors they are less likely to store stuff in them that will be left behind when they move. blue collar neighborhood probably wont get upset,it will still be better than the competition.As far as how much more you can get, i would test the market and list it high to start with, put a picture of the garage in the ad and point out no door so they dont complain when they see the place.Good luck --74.77.xx.xx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 8, 2024 9:13 PM
Message:

Thank you everyone for the replies thus far.

RB, I was thinking about a hasp and lock, and I may do that. If you do that, do you provide the locks, or do you just let the tenant provide them and give you a key? --76.129.xxx.xx




garage doors & locks (by Ray-N-Pa [PA]) Posted on: Jul 8, 2024 9:19 PM
Message:

In a pinch, a clap can be used to secure the door.

Rent the house out for say $1,300 and the garages out for $200 extra if they want them. Do they have their own power?

Also charge a $150 utility fee and include x number of units of water, sewer and regular trash service

--24.101.xxx.xxx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 8, 2024 9:28 PM
Message:

Thank you, Ray.

This is a SFH. Tenants will be responsible for their own utilities. I am thinking around $1800 - $1850.

If I try to rent the garage as separate, and they don't want them, then what would I do with them? --76.129.xxx.xx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 8, 2024 9:30 PM
Message:

Ken, I am thinking that I may very well remove the doors and leave them off, If I have to replace the wood door. At least for now. But then I have to find somewhere to store the one good door. --76.129.xxx.xx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 8, 2024 9:33 PM
Message:

Jason, how would you work that?

The driveway is narrow until you get to the garage, so if the tenant didn't want to pay for it separately, I don't know what I could do else to be able to rent it. --76.129.xxx.xx




garage doors & locks (by Ray-N-Pa [PA]) Posted on: Jul 8, 2024 9:53 PM
Message:

You rent it out to a contractor or a car collector for $200 --24.101.xxx.xxx




garage doors & locks (by Robin [WI]) Posted on: Jul 8, 2024 10:21 PM
Message:

I always charge more for use of the garage. Why? It's an expensive item to maintain! Roof, gutters, doors, electric openers, etc etc. And then there's the cost of cleaning out all the junk left behind.

What would you do with the garage if you DIDN'T rent it out? You could just lock it up and leave it, but I betcha you'll end up filling it with your own stuff! I'm going on six garage spaces right now... --104.230.xxx.xxx




garage doors & locks (by ken [NY]) Posted on: Jul 8, 2024 11:14 PM
Message:

6x6 I would not store a garage door unless it could put it in the garage it came from up high maybe but then i am no better than my hoarder tenants.I wold sell it cheap while i have guys working on the house then i use it to buy them lunches, great for morale and that is important to me or i would throw it in the dumpster while it is there on the jobsite, you can put your mind to work worrying where a garage door or a doorknob or a faucet is or you can put your mind to work figuring out where the next deal is and how to put the deal together and make 1 simple decision and that is to send someone to home depot for all the supplies you need.I have never met anyone with 50 houses making money who has stuff stored all over town in garages and basements but i have met a lot of landlords who dont seem to be making any money doing all the work and trying to remember where a certain doorknob is. take your pick --74.77.xx.xx




garage doors & locks (by Robert J [CA]) Posted on: Jul 9, 2024 4:51 AM
Message:

You can NOT go cheap when it comes to securing garage doors on rentals.

I rented a million dollar home to a family with a detached garage on the lot. I could have written a commercial lease for the garage asking for two rental payments each month. One for the house and 1 for the garage, but I didn't go that way this time.

The couple, husband and wife had large vehicles. The man had a Jeep and the wife had an SUV. Before i rented to them I had them pull each vehicle into the garage and took many pictures. Then fit height wise, length and width. This was a valley home with a 2-1/2 car wide garage, (Extra Storage Space).

Within months I found myself in a law suit with my tenants, their Insurance company and my landlord insurance as well. Everyone was screening at me, it's all my fault.

In no time at all, the tenant stated that my garage door failed and could not be closed securely. The SUV was stolen and the Jeep and was burned to the ground.

I counter sued my tenants, their vehicle insurance, their renters insurance and my landlord insurance carrier and won the maximum amount against them.

You see on the regular 36" x 80" door from the inside yard door into the garage, I had installed a Metal Fire door with security hinges, frame and jamb plate. No one without a metal saw and a massive sledge hammer and 100 hits to the door could get in, so that wasn't the entry.

But the main roll up double metal with insulation door off of the alley way was altered. Instead of having the arch circular track, someone replaced it with a High arch pivot to add 6 inches extra height to the door once opened. The husband added larger tire and suspension to his Jeep so the door had to be raised, without my permission.

The original DROP LOCK in the center of the bottom of the roll up door was disconnects so anyone with a tall jack could lift up the door. They modified my door to add height but lost the security.

SO I wasn't responsible for the easy access. They sued me for $150,000, cost of the vehicles and $100,000 loss of income. Which they would have won, except I had pictures of before and after plus pictures of their cars when they moved in and afterwards. They lied and tried to do me in.

So if your garage door are held in place with bubble gum, then if somethings gets damaged or goes missing, you will be held responsible. --45.32.xx.xxx




garage doors & locks (by Busy [WI]) Posted on: Jul 9, 2024 7:48 AM
Message:

I don't over-complicate things. If there is a garage on property, they get to use it. If I can put a garage door opener on it, I do. If no garage door opener, I add a u bolt to secure the overhead door. --72.135.xxx.xx




garage doors & locks (by MikeA [TX]) Posted on: Jul 9, 2024 8:19 AM
Message:

I mount a slide latch to the garage door jamb, drill a small hole in the door for the latch to go into and throw away the receiver that came with the slide latch. It is easier to mount and operate than a hasp. --209.205.xxx.xx




garage doors & locks (by MikeA [TX]) Posted on: Jul 9, 2024 8:24 AM
Message:

Or on some of my garages there is a regular walk-through door. In those cases I disable the lock on the roll up door and simply put a carabiner through one of the holes above the wheels in the track (hung on a rope nailed beside the track). They have to go through the walk-through door, unlatch the carabiner and then roll up the door from the inside. --209.205.xxx.xx




garage doors & locks (by Sisco [MO]) Posted on: Jul 9, 2024 10:14 AM
Message:

I provide storage sheds with my rentals, and I have master keyed knobs and locks on entry doors. I donít change them out at turnover. Overhead doors latch from inside unless itís the only entrance, then a padlock that resident uses.

Being diligent about keys saves a call back every time. --149.76.xxx.x




garage doors & locks (by Tim [CA]) Posted on: Jul 9, 2024 10:31 AM
Message:

Get a normal garage door slide latch that attaches to the inside of the door one side and has a metal bar that slides into a hole in the track. Fix the smaller door. There's no way I would take the doors off and get rid of them. Most of my tenants use the garages as extra living space or to store some stuff. --73.2.xx.xx




garage doors & locks (by WMH [NC]) Posted on: Jul 9, 2024 3:14 PM
Message:

We have three places with garages, and they have all been turned into ADUs: one studio over the two-car garage and two have become one-bedroom cottages.

We wouldn't waste a good garage on storage for a tenant when we can turn it into a rental returning $$$$ :)

One place we kept half the garage for us, but the other side is an ADU with a loft bedroom. --173.28.xx.xxx




garage doors & locks (by WMH [NC]) Posted on: Jul 9, 2024 3:14 PM
Message:

We have three places with garages, and they have all been turned into ADUs: one studio over the two-car garage and two have become one-bedroom cottages.

We wouldn't waste a good garage on storage for a tenant when we can turn it into a rental returning $$$$ :)

One place we kept half the garage for us, but the other side is an ADU with a loft bedroom. --173.28.xx.xxx




garage doors & locks (by Robert,OntarioCanada [ON]) Posted on: Jul 9, 2024 3:30 PM
Message:

Any upgrade done to rental the cost of upgrade has to ammortized into the rent where 3 to 5 years paid off. So in the end it is better to install insulated doors if connected to house or non insulated doors if separate then house. Curb appeal is important with rentals along with security where vehicle theft is a major concern. --216.110.xxx.xxx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 9, 2024 6:56 PM
Message:

Thank you everyone.

I have repaired what was needed to get the wood door operating again. I have an inside lock that I am going to put on the wood door and not worry about a lock on the metal door. There is no man door on the garage, just the 2 garage doors. --76.129.xxx.xx




garage doors & locks (by zero [IN]) Posted on: Jul 9, 2024 7:02 PM
Message:

For the places I have with garages, detached or not, I let the tenants keep them. Add a little more to the rent and leave them be.

I am still clearing one garage out as my kid was there and I used it for storage. Now I have nowhere to put the stuff so my personal garage is storage and not for vehicles.

Have another 1.5 garage that is basically full of my crap. The deal was that I would have it cleared out when the note came due. Think I have about ten years on it.

Yes they will store stuff in there. But then they are saving money because they are not storing at the U Store down the street.

Keep the doors on as long as they are safe. No openers unless they pay dearly for them.

If you can and want to do the ADU route that is a different topic. For a garage just rent it with the place. If they break something make them fix it.

Once I clear the two places I still have stuff in I will not do it again. Unless I buy a place for my other kid and it has a pole barn or something. That would be a sweet deal for me. --107.147.xx.xx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 9, 2024 7:13 PM
Message:

One thing I would like to mention.

If you have a garage door that uses extension springs, be sure to use safety cables. These cables run through the extension springs and tie off on the supports and track on each end. That way if a spring or cable breaks, it doesn't send the spring flying off doing damage to person or property.

Whoever hung these extension spring doors, not only did they not install them correctly, but they didn't put safety cables on.

This will be especially important for rentals.

Personally, I prefer the torsion springs, that are attached to and ride on a bar above the door and uses spools that the cables wrap around on each end. HD and Lowes don't like to sell these to homeowners, because they need to be installed carefully and you need to know what you are doing and have the right tools. However, it is a better system. You do need to have the proper head room and framing for this system though. --76.129.xxx.xx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 9, 2024 7:18 PM
Message:

zero, the old wood door actually had a newer opener on it. It wasn't currently in use because the door needed repairs. I tested the opener to make sure it worked and then I removed it, disassembled it, boxed it up, and may use it for my own garage door. Probably not though. I am definitely not leaving it on a rental. --76.129.xxx.xx




garage doors & locks (by zero [IN]) Posted on: Jul 9, 2024 9:19 PM
Message:

Torsion springs are better all around. Also now they have some that you wind with a screwgun.

Absolutely wonderful. I have had one break in all the years I have used them. On my old garage. Went to Menards, bought another one that was set to the weight of the door and installed it.

I have them on both doors at my current house.

Set a few of the old torsion types in the past. Always hated doing that. Boss would have extra wide doors so needed more twists. One slip and you could easily break something. Usually on yourself. --107.147.xx.xx




garage doors & locks (by Hoosier [IN]) Posted on: Jul 10, 2024 3:05 PM
Message:

1) Buy two locks, then swap them back and forth each time they move.

2) If they have an electric opener, don't need a lock

3) If you are "re-springing" the door, make sure you have the proper safety cables...if not and a tenant gets hurt because one spring breaks, it's a MAJOR liability for you --64.38.xxx.xxx




garage doors & locks (by 6x6 [TN]) Posted on: Jul 10, 2024 5:00 PM
Message:

Thank you, Hoosier. For sure on the safety cables. --76.129.xxx.xx



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