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Re: Garage - Landlord Forum thread 355058

Re: Garage by Hernot on November 13, 2017 @07:48

                              
There is a simple solution to your issue. First some facts from the NFPA;

"Installation standards define how and where wet piping systems are supposed to be installed, but part of the responsibility rests with building owners and operators. According to paragraph 4.1.1.1 of NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems"

“The building owner shall ensure that all areas of the building containing water-filled piping shall be maintained at a minimum temperature of 40°F (4.4°C) and not exposed to freezing conditions.”

"NFPA 13, the standard for the design and installation of sprinkler systems, mandates that when a sprinkler system can be exposed to temperatures below 40° Fahrenheit, measures must be taken to ensure freezing conditions are prevented".

Your state has adopted this code, so if the tenant is interfering or not abiding by it, that is a lease violation. Your lease should contain that the tenant will abide by Local, State and Federal laws pertaining to the rental property.

Your insurance company most likely requires that a temperature of 40 degrees be maintained during freezing weather in order to cover any damages. Your lease should also contain language that states that the tenant may not do anything that would endanger the landlords insurance coverage. Doing so would be a violation of the lease.

No one mention whether or not the tenant has "renters insurance" and in a proper amount for such conditions.

Every landlord should have standards as to what kind and size of tenant vehicles are allowed on the property. If this was done, the issue of a large truck and a small garage might have been avoided. An 18 foot deep garage is below the average size of 20 feet deep. Parking spaces are required to be 18 feet deep by most building codes.

Your options are to issue your tenant a violation of the local building code requiring a minimum temperature and a violation for endangering the landlords insurance policy coverage. If no compliance, then the next step would to enforce the violation by starting an eviction.

Your local Fire Department can assist you in locating any codes that might apply for your area. 'Do not' under any circumstances fix the garage door where it cannot be opened. The garage is considered an emergency escape route in case of a fire or emergency. That's why the little red pull handle is there for, to release in case of an emergency.
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Re: Garage by Anonymous on November 13, 2017 @08:32 [ Reply ]
Hello Hernot,

Just curious, where do you find that a 20 foot garage is the average? What about the last 40 years of building homes with 18 foot garages?
    Re: Garage by Brenda (Ca) on November 13, 2017 @09:12 [ Reply ]
    While there may not be an average size for a garage, many zoning and building codes have minimum dimensions for garages. The dimension required by several cities here in California is 10 by 20 feet per car, and appears the best minimum dimension for the average car. Anything less than 20 feet deep is considered small. The average depth of an average size garage is 20-22 feet. An 18 ft. deep garage would be considered small by many realtors, builders and architects. If 18 foot garages are normal in your area, then that is what the market has settled for. A slightly larger, both wider and deeper garage is more usable and easier to enter and exit cars.
      Re: Garage by Anonymous on November 13, 2017 @22:48 [ Reply ]
      Maybe for big trucks that everyone seems to prefer. Perhaps new construction has a min dimension of 20 feet but what about homes built over the last 40 years?
        Re: Garage by Anonymous on November 14, 2017 @06:47
          Re: Garage by Anonymous on November 15, 2017 @00:11
Re: Garage by Rebecca on November 16, 2017 @18:28 [ Reply ]
Thanks so much this was very helpful!

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