doors fix or replace

[geoffhanshaw]

I got an email from my tenants that the garage door is making a "grinding" sound. The garage has two single garage doors. The tech gave the following explanation, and the price seems ok. However, he was out 6 months ago and fixed a problem with the remotes but did not mention anything about the condition. Do you see any red flags in what his position is?

Both doors are in bad shape due to age. Hinges are bent and need replacing. Bearings in the rollers continue to fail and are bad. Both doors will now need struts. We repaired them 6 months ago but repairs will continue to fail due to age. The gear and sprocket on the opener (which caused door damage) is broken and the limit switch was held together with cotter pin and it has been slipping so that the opener would travel up and down too far and cause the gear and sprocket to break and damage the door. To repair both doors $380.00. To replace $698.00 To repair opener $200.00. To replace $255.00.
Due to age of doors, these repairs will just be band-aids and will need future repairs.

 

[gregtwojeeps]

Inspect the doors yourself and see what you think. What is piece of mind worth to you ? I read it as a incriminating document in court, if someone gets hurt by these doors.

 

[geoffhanshaw]

I normally read the same as you do, they have a document they can sue me by. I keep a similar file from "experts" who say a repair is no warranted for the same reason.

 

[Richard Cranium]

sounds like it is time to just break down and put new ones in.

 

[RWorth]

First off they need to fix the anti-bot software here.

Don't know what size your doors are, but those prices look very good for around here, not sure about Texas. One question though, if those doors are on a rental, do you have to replace the electric openers? Before I put an opener on mine a couple of years ago it opened fine by hand, I did the electric because I thought it was cool to be able to open and close it remotely over the internet. My door is a 9w x 10h steel insulated door.

 

[gregtwojeeps]

I normally read the same as you do, they have a document they can sue me by. I keep a similar file from "experts" who say a repair is no warranted for the same reason.

The following I feel sure is not 100% applicable to your doors but, just for further thoughts I'll say this....

The blue text is a good practice but will not assure one will win a case. If a garage door falls from its tracks and kills a 2 y.o. child, the investigative team will not have a big job in proving why it fell. One tech can say the door is fine and functional, but the day of the accident will show the state of the condition of the failed parts. No "repairs work not warranted" paper work from another previous vendor, will undo this fact. ...

The service tech that wrote the report above showing the doors being in a poor state of repair, (IF it is true, as you have not verified) is also exhibiting the CYA mode. He is the last one that worked on the door.....

If a tenant gets injured by a failure from any building component that is in a state of questionable repair on a rental property, they can sue the owner of the property....

The owner of any rental property that gets sued for a injury caused by a defective building component that has been serviced, will automatically call their attorney to notify the service company ....that last worked on the component responsible for the injury. I feel your service tech is CYA, and rightfully so. JMO

 

[maxpower_hd]

For the relatively small price difference I think I would replace everything. I would probably do it all myself if it were at my own home but being a rental I don't think I would bother. Are the tenants good ones? I don't believe openers are a requirement for a rental. Just nice to have. But properly operating doors are.

 

[upndown]

Sounds to me like you need a new door guy! If the doors needed replacing, that should have been discussed at the earlier call. If not the door should have been repaired properly to avoid a call again in 6 months! Not even sure what he was babbling about as far as the openers are concerned. Only takes a minute to diagnose a chain drive opener without even removing the cover.

 

[MrBalll]

Sounds to me like you need a new door guy! If the doors needed replacing, that should have been discussed at the earlier call.

But if he did that he wouldn't be able to come back out and make even more money since other issues would start arising from the first issue.
Not saying he's a bad guy but if he knew it would fail after a bit of time he could of at least mentioned it to you to think about.

I would replace it all and be done with it for several years.

 

[tthornto]

Aren't hinges and rollers all of the moving parts of the door? So assuming that the door still looks good and isn't dented and scratched up, how is replacing the entire door going to be a longer lasting repair than just replacing all of the hinges and rollers? I would repair the doors and replace the opener. You mentioned it is a rental, consider your market, if an upgraded door would improve the curb appeal and allow you to raise the rent or fill a vacancy faster, now is the perfect time to do it.

 

[geoffhanshaw]

Thanks for all the great insight! I've asked for a detailed quote on what is being replaced, which I am leaning towards doing. I need to make sure that he will truly replace everything. Regarding the openers, if he is doing 2 for $255 installed, I'm in.

The tenants have been hard on things and nickle and diming me to death. I feel good about having them though as the father is a disabled vet, but with 3 boys in the house I have to get used to the fact they will be tougher on things.

 

[upndown]

At $255 apiece, find out what your getting first! They could be easily be off the shelf HD units.

As far as parts replaced, I always made a pile to show HO when presenting the bill. Then threw them in their trash can. That leaves no doubt!

 

[APEowner]

If you don't feel qualified to evaluate the door condition on your own a second opinion might be the best way to get some piece of mind.

 

[SH7mi]

Replace the doors and openers with new.