Possibly Need New Garage Door =(

Lpongky on 16/02/2018 - 14:45

Am renter, have just moved out from a property and the owner wants us to replace the ENTIRE garage door including electrics. I live in VIC. We damaged the door a few years ago by backing the car into it (it was closing) and thus dented the centre part of the lowest panel outward. We paid a door repair man to just push it in as far as possible to make it look straight. The door works fine, and goes up and down without problems, but comestically it is not perfect.

Now, since the door is working fine, are we liable for its complete replacement (there goes our bond!). I've asked some companies and they don't make this particular model anymore so I can't just get a single panel.

If I do end up having to replace it, do you have any idea in VIC who can do this cheaply? The owner said she got quotes of around $2k

Thanks in advance! and help!

Home & Garden

Comments

  • kipps on 16/02/2018 - 14:48
    +6

    Your tenancy agreement likely provides that you must leave the premises in the same condition as at the start of the tenancy less fair wear and tear.

    Backing a car into the garage door is not fair wear and tear.

    I wouldn’t tolerate it simply being bent back into shape if I was owner.

    You need to correct the damage. It may just be simply replacing the door, no electronics.

    Get some quotes and make it right.

    • pongky on 16/02/2018 - 15:19

      Thanks for the honesty. It doesn't look bad (still noticeable) and she wants to sell the house so she wants to have everything up to scratch.

  • dcep on 16/02/2018 - 15:18

    you don't pay a door repair man to push dented panel making it look straight.

    go find a mobile car panel beater that comes to your place

    • pongky on 16/02/2018 - 15:21

      car panel beater? not sure what you mean - the damage is to the garage door

      • dcep on 16/02/2018 - 15:31
        +1

        yeah , your garage door is metal right ?

        you need a panel beater to beat a panel straight & re-spray

        • Mrbean007 on 16/02/2018 - 15:47

          Lol no offence but im sure you would need
          more then a just a panel beater if it has a special texture wont work out.

        • dcep on 16/02/2018 - 15:57

          @stussy:

          what texture ? you mean contour ?

          car has shapes & contour as well

          i've seen sedan got smashed in the back yet beaten back out

          it'll buff out mate

        • AG_ACT on 16/02/2018 - 15:59

          @stussy:

          The issue is actually that the door won't be just any "metal" if it's Aluminium (which most doors are) a paintless dent repair won't stick.

          "Unlike steel panels which kind of want to return to their original pre-dent shape, aluminum has no memory. Aluminum requires more pressure for each push and does not stay where it is pushed."

        • AG_ACT on 16/02/2018 - 16:01
          +1

          @phunkydude:

          If you look at a garage door close up, you will find it's not smooth like a car panel. It's a textured surface… look at a concrete floor vs a smooth tile, and you might see what Stussy is referring to.

        • pongky on 16/02/2018 - 16:04

          @AG_ACT: Yes it is textured. The damage is to the bottom bar of the door, where it touches the ground. This is what got hit by the antenna and got pushed back, creating an outward crease. This was pushed in as far as possible, but still can see this dent. As far as the actual panel itself, it looks fine and just a slightly noticeable outward curve in the middle.

        • knk on 16/02/2018 - 16:49

          These are colorbond / powder coated not sprayed. It won't come out the same or have the same level of durability. He needs the door replaced.

        • Mrbean007 on 16/02/2018 - 17:00

          @phunkydude:

          Lol not all doors are plane as for shaping the panel up i no theres nothing to it only been doing it for
          15+ years qualified by trade im talking about the texture on the door if it has any a photo would be nice Op.

  • AG_ACT on 16/02/2018 - 15:19

    Did you have any damage to your car/lodge an insurance claim? They should cover it.

    Backing a car into the garage door is not fair wear and tear; you are responsible for having the door repaired properly, or if this is not possible, having it replaced. I don't know why you are being asked to have the "electrics" replaced. I recently had mine replaced in Canberra and it was $2400 for the door. We do pay some Canberra tax, but I think $2000 is about right for a double door.

    • pongky on 16/02/2018 - 15:21

      Thanks for that - I failed to mention it was a single car garage and you're right — why should the electrics be replaced when it's working fine? By "electrics" I meant that she wants to have a new motor

      • AG_ACT on 16/02/2018 - 15:49
        +1

        Just ask the owner/REA… it's possible that they have a legitimate reason for replacing the motor/ e.g. it won't suit the new door or the channel was bent and it needs to be replaced with that… If it's a roller door, I think that the motor might even be built into the side of the channel or something.

        You shouldn't have to pay for anything that would be an improvement… but you do have to fix up the damage.

        • pongky on 16/02/2018 - 16:05

          I'm dealing directly with the owner / landlord, no REA. She insists on new motor, so I'll ask why.

        • AG_ACT on 16/02/2018 - 16:08

          @pongky:

          Something doesn't sound right….

          You did say that after you had the door "pushed out" it stuck… If I was you, i'd call a mobile paintless dent repair person, they deal with dings daily, and should be able to sort it out for you. Best of luck

        • knk on 16/02/2018 - 16:54

          @pongky:

          I was having issues with my garage door because I installed my own motor and didn't realise the webbing was coming off. Turns out the webbing needed to be cut off and restapled, but it was getting stuck and causing the door to unravel.

          2 out of 3 of the repairmen I called said the door HAD to be replaced and refused to install a new door with my bunnings motor saying it's more hassle than it's worth.

          3rd one was nicer and gave me advice on fixing the door myself, didn't even come out and it's been operating fine for the last year.

          All in all, the cost of a motor (~$200 for a bunnings special or maybe $400 for something better) is relatively small in the scheme of things and someone replacing the door would rather just replace the motor with it too to avoid any further issues. That said - It's probably not your problem and that part should be paid for by the owner not you.

        • pongky on 17/02/2018 - 02:44
          +1

          @knk: Thanks for sharing your experience!

  • try2bhelpful on 16/02/2018 - 15:31

    I would get a couple of garage repair people out to provide a fair quote on what it would take to repair it. It is not wear and tear but you might be able to get something done that is not a full replacement. Do you have any sort of tenants insurance that might cover it?

    • pongky on 16/02/2018 - 15:40

      I don't have any insurance, sadly. OK will get some quotes

  • dasher86 on 16/02/2018 - 15:36

    You are not responsible for electrics but are responsible for cosmetic looks.
    Get a quote for repair.
    That is all you should pay.
    If she wants an entire new door she can fund the difference.

    • pongky on 16/02/2018 - 15:42

      Yes that's what I'm thinking, if it works I shouldn't have to replace the motor. I don't know how they can repair it, it seems like when metal is bent, it needs to be replaced - what sucks is that the door manufacturer doesn't make these anymore (6 years old door) so I can't just buy a panel

      • AG_ACT on 16/02/2018 - 15:55

        I am not sure what you mean by "paid a door repair man", but send a few shots to a few mobile paintless dent repair places (the people that repair car dents). If the door isn't decent aluminium you might be able to have it fixed to the owner's satisfaction.

        Depending on the colour of the door, replacing one panel might not actually work, because the colour difference can stand out quite a bit. It costs about 700 to replace one panel any way, so make sure the owner/REA will be happy with the repair before you spend good money:)

        Best of luck with it all.

      • knk on 16/02/2018 - 16:56

        Not to be a dick. But if it was my rental I'd be making you replace the whole door if a panel wasn't available. I wouldn't accept any sort of spray job, as it's possible it won't be to the same standards. Like I said above though, unless electrics have to be replaced for some reason (perhaps the newer panel doors are incompatible / heavier etc) then the owner should be absorbing that if they want it done.

  • chumlee on 16/02/2018 - 15:49

    speak with tenancy union & see what they advise

  • altomic on 16/02/2018 - 16:57
    -3

    post a photo.

    could you buy a long sheet of aluminium (same colour as the door) which could be araldited accross the door to cover the damage?

    • knk on 16/02/2018 - 16:58

      Would you seriously be okay with a sheet of aluminium being stuck to your garage door if it was your rental?

      • pongky on 17/02/2018 - 02:43

        This would not be accepted, they are quite picky and want to sell the property asap

      • altomic on 17/02/2018 - 15:26

        I have no idea what the actual damage is like. nor the colour or finish of the door.

        hence asking for a photo of the actual damage. to gain a better understanding the particular style of the door.

        and then posting a questionable suggestion.

  • Quantumcat on 16/02/2018 - 21:31
    +1

    Isn't this what landlords have landlord insurance for? Why do they have a claim to more than your bond?
    If you've successfully moved into a new place and don't need the reference, then why bother? Unless the landlord is a family friend or something, knows people you know, etc?
    If this was normal then the person asking if he should let their tenant have a dog shouldn't worry because if they ruin his laminate floor he can just make them pay for a new one…

    • AG_ACT on 16/02/2018 - 23:29

      So, you don't mind if someone runs into your car, because they are going to be paying for the damage?

      Just because tenants are liable for anything that isn't fair wear and tear doesn't mean that landlords don't care if tenants cause damage. There is hassle, potential down time to get issues rectified, and if repairs are obvious that generally devalues the property.

      If the OP is going to be a scumbag and not get the damage that he caused repaired and the bond doesn't cover the cost of the repairs, the landlord could always take him to court.

      Landlord insurance is for the landlords issues, e.g. building issues, or cost of taking tenants to court, lost rent etc. It's not to put up premiums when your tenants do something like this.

      Remember, landlords are human beings too. Generally, people work very hard to save up a deposit, then sacrifice a lot of their pleasures in life to "own" an investment property. The government screws you over with Land Tax, rates, water charges. Then, the banks have a go by charging you more interest. Then, tenants think that you are making money from them when 9 times out of 10 their rent doesn't anywhere nearly cover the interest payment, let alone the other expenses. When you have to call a tradie out, you pay more too. I know there are lots of stories of people making a mint in Sydney properties, but sometimes all of this, and your property value doesn't even increase enough in 10 years to go up by the stamp duty.

      • Quantumcat on 17/02/2018 - 01:18
        +1

        The point is that if OP doesn't want to pay, they don't have to. They can choose to.
        I think the landlord asking them to pay for new electrics when that wasn't damaged is a little scummy. A new door or a proper repair would be reasonable. And in any case it should have been brought up much earlier, not after the lease is over (the landlord sounds like they just want a free renovation at the previous tenant's expense)

        • pongky on 17/02/2018 - 02:41

          I've already moved out to another property. Thanks for the input guys. In this case, I've lived in this house for 5 years and saw its value skyrocket from about 250k to 450k, so the owner is making mint $$ off this. She wants us out because she wants to sell it asap and cash out. To me, what is $2k from a $200k profit? But she insists on new doors to maximize selling price nonetheless (my bond is $1320). Also she has been to the property for inspection since its happened (before I had a guy p ush it back in) and hasn't said anything about getting it replaced before.

        • Quantumcat on 17/02/2018 - 08:08
          +1

          @pongky: I think you're incredibly kind enough to even consider it

        • knk on 17/02/2018 - 09:20

          @pongky:

          Honestly it won't be worth taking you to vcat for. She will likely just keep the bond.

  • pjcook on 17/02/2018 - 07:23
    +1

    Door yes, Motor no.

  • Ken1977 on 18/02/2018 - 14:07

    You caused the damage, so of course you are liable, you had plenty of time to get it fixed at your own leisure and cost, if the door is no longer available then a different manufacturer will install a new motor and door as the old motor will most likely not be compatible with the new door. You do have a chance to organise getting it repaired yourself, but that time will be running out. Most likely the landlord will be chasing your bond and the rest if cost exceeds the bond, and will most likely win at vcat. I suggest paying the cost and being more careful in the future.

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