Tenants are asking if I'm going to fix keypad to open garage door

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Tenants are asking if I'm going to fix keypad to open garage door

Jayden Hamilton
Investor · O'Fallon, IL 62269 · Member since 2021 · 134 posts · 44 votes

I have a home built in the 1950s, there is a garage keypad to open the garage, but it does not work. I had tenants for 4 years in this property and never complained. I just provided them garage door openers for their vehicles. These new tenants are asking if I will fix the keypad have garage door openers that work perfectly fine. I really don't want to spend the money if the keypad has never been used anyways. Am I obligated to fix this issue if they have garage door openers that work fine? Maybe I should tell them that if they want the keypad, they would have to pay for it... Help, please?

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Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
5y

80% chance that the batteries are dead.  19% chance they just don’t know the code (send them the online manual) 1% chance it’s bad. buy a new one for $20. 

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  • Bill B.
    Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
    5y

    80% chance that the batteries are dead.  19% chance they just don’t know the code (send them the online manual) 1% chance it’s bad. buy a new one for $20. 

    6Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    5y

    If the keypad was not functional when they moved in, then you are under no obligation to make it functional. Tell them they are welcome to change batteries and try to get it working or they can purchase a new one for $30 - $50 and replace the existing one at their own expense.

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    5Reply
  • Marcus Auerbach
    Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
    5y

    That's an inexpensive ask - have you ever looked at your total cost of a turnover, direct and indirect? For us it is about 3x rent, so about 5k on average.

    It becomes more interesting when a long term tenant is asking for example for new carpet, because that costs a lot more than a garage door opener. We rent nice homes and usually will facilitate these requests (if reasonable), but involve the tenant in some capacity. 

    For carpet we ask them to go to our vendor, pick one of the three pre-selected patterns and then schedule an appointment. We will pay for it, but at least half of the time it is not important enough for the tenant to invest their own time and go to the store.  

    5Reply
  • Adam Martin
    Rental Property Investor · Member since 2020 · 1k+ posts · 1k+ votes
    5y

    The opener is not something that a tenant would test in the walkthrough so it seems reasonable to believe if they see it it works.  These are cheap and people like them so I’d just replace it or try to fix it.  As others have said it is most likely just the battery or the code needs reset and won’t take much time.  I wouldn’t ask a tenant to replace something like this.  In the future if something doesn’t work and you don’t plan to fix it the best option is getting rid of it or if that isn’t feasible are sure to document.  Cheap lesson to learn and at least you are adding an amenity future tenants will appreciate

    3Reply
  • Scott M.
    Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes
    5y

    Very cheap item to draw the line on in my opinion.  Probably under $5 would fix it it not under $50 would replace with new.  But if it wasn't working when they moved in no, you are not under any obligation to fix it.  If you do not plan on fixing it in the future I would just get rid of it so it doesn't be an ongoing issue. 

    1Reply
  • Mark S.
    Real Estate Investor · Saint Paul, MN · Member since 2017 · 543 posts · 475 votes
    5y

    @Jayden Hamilton Seems like a very simple and inexpensive thing to do for new tenants. Quite honestly I am not sure why anyone would not take care of this for them. Sounds like they would appreciate it and you would get things off on the right foot. I am surprised sometimes that landlords won’t do the easy, reasonable things (yea I am a landlord)

    4Reply
  • Kenny Dahill
    Investor · Tempe, AZ · Member since 2018 · 1k+ posts · 731 votes
    5y

    @Jayden Hamilton, my take for solutions:

    • Buy & Replace:  You probably won't like to hear this but if it's on the property when they moved in then they probably assumed it worked.  Unless you listed it on the lease as defunct.
    • Leave As-Is:  Tell the tenant no.  For future tenants, remove that item to prevent this headache.
    • Tenant Install:  Tell the tenants they can troubleshoot or buy a new one.  If needed, offer to split the costs.

    Ultimately, it comes down to what quality of landlord you want to be and if you like the tenants.  This isn't a life safety or livable condition situation.  If you want these tenants to renew, pay for the dang $30 item to keep them happy.  If you don't mind them leaving, tell them no or give them permission to replace it.

    My rentals have low turnover and good quality tenants.  Something like this, I typically fix.

    4Reply
  • Steve K.
    Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
    5y

    @Jayden Hamilton I would fix it immediately and thank them fir letting me know about it. I like to keep my properties in good condition and minimize turnover (the #1 profit-killer in my experience). Don’t get me wrong, I have no problem training high-maintenance tenants that make bogus complaints either, but this isn’t that in my opinion.

    2Reply
  • Rajesh Mittal
    Rental Property Investor · Cranbury, NJ · Member since 2021 · 13 posts · 8 votes
    5y

    @Jayden Hamilton

    Generally Keypads are not that expensive. For expensive repairs you can always ask Tenants to pay. For small things I have noticed if you get them done, tenants do remember that and reciprocate with longevity.

    It also depends on your situation.

    1Reply
  • Account Closed
    Handyman · MN · Member since 2020 · 92 posts · 46 votes
    5y

    They make new keypads that program just like a remote. No wires. Usually screws in right where the old one sits. 

    https://www.amazon.com/LiftMas...

    0Reply
  • Michael Plante
    Deland, FL · Member since 2017 · 2k+ posts · 1k+ votes
    5y
    Originally posted by @Nathan Gesner:

    If the keypad was not functional when they moved in, then you are under no obligation to make it functional. Tell them they are welcome to change batteries and try to get it working or they can purchase a new one for $30 - $50 and replace the existing one at their own expense.

     Completely serious, if Nathan was located in central FL I would flip a lot less.   Put my money into rentals and turn them over to him to manage 

    He looks at things logically and business like 

    Nathan, by any chance do you have a clone in FL?

    0Reply
    • Nathan GesnerBusiness Member
      Moderator
      Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
      5y
      Originally posted by @Michael Plante:
      Originally posted by @Nathan Gesner:

      If the keypad was not functional when they moved in, then you are under no obligation to make it functional. Tell them they are welcome to change batteries and try to get it working or they can purchase a new one for $30 - $50 and replace the existing one at their own expense.

       Completely serious, if Nathan was located in central FL I would flip a lot less.   Put my money into rentals and turn them over to him to manage 

      He looks at things logically and business like 

      Nathan, by any chance do you have a clone in FL?

      @Michael Plante I appreciate the shout-out but I don't have any clones in FL. If I did have a clone, they would be working for me here so I could vacation in FL!

      The DIY Landlord Book4.7245 Reviews
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      3Reply
  • Bill F.
    Investor · Boston, MA · Member since 2015 · 1k+ posts · 3k+ votes
    5y

    Not spending $50 to get and keep the tenant relationship off on the right foot seems penny wise and pound foolish. If you subscribe to the idea of reciprocity, then by going this small act then there is created some social burden on the renters who will feel obligated to help you out sometime in the future. Maybe it is a favor you need from them or maybe it is something they notice and do on their own. 

    The opposite side of this coin is you don't fix it and now not only do they not feel indebted to you, but they feel like you owe them for something, and that's not a position we like to be in as landlords. 

    At the end of the day, as the famous ben Leybovich says, 'you don't buy an asset, you buy a tenants' so the question comes down to, why type of tenants do you want? If you want higher class renters you have to provide a higher class rental experience. 

    3Reply
  • Account Closed
    Rental Property Investor · Indianapolis, IN · Member since 2020 · 562 posts · 554 votes
    5y

    @Jayden Hamilton

    How much is your time worth? Probably a lot more than the cost of fixing the keypad, and asking for guidance. In my book, It is a simple a cheap fix. Just do it. If $50 is going to make or break your deal, then there is a larger issue to be addressed.

    0Reply
  • Jonathan G.
    Investor · Marietta, GA · Member since 2015 · 382 posts · 258 votes
    5y

    @Jayden Hamilton

    Seems reasonable to fix.

    0Reply
  • Emily Howlett
    Real Estate Agent · Arlington, VA · Member since 2017 · 98 posts · 50 votes
    5y



    If you want to be sure it's really a broken keypad, ask the tenants to try changing out the batteries first or updating the code. That gives them some involvement. Otherwise....Fix it. Echoing a lot of the other comments here: you establish a good relationship with the tenant. It's not something they would have thought to fix going in. It improves the rental for a relatively low dollar amount. Just because the other tenants didn't mention it doesn't mean they didn't notice it - they may have been annoyed too and just kept quiet. It's not going to negatively impact your bottom line (and if it does, you have much bigger problems).

    0Reply
  • Catherine Meiners
    Real Estate Agent · Kansas City, MO · Member since 2021 · 2 posts · 0 votes
    5y

    I agree with the battery post. It has happened to me MANY times.

    0Reply
  • Matt Bryjak
    Property Manager · Chicago, IL · Member since 2018 · 4 posts · 0 votes
    5y

    @Jayden Hamilton you are not obligated to fix the keypad if you provided them the remote openers. It’s up to you for customer service reasons if you want to do that or not.

    0Reply
  • Account Closed
    Member since 2021 · 237 posts · 153 votes
    5y

    @Jayden Hamilton

    If you worry this much over a $20 and 10 minute fix… you need to smoke something Canadian or Californian.

    0Reply
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