BPC Insights

Setting Door and Hardware Standards for Houston Rentals

Published · BPC Development LLC

Doors take a beating in rentals. Hollow-core interior doors get punched, kicked and chewed. Closet doors fall off their tracks. Exterior doors swell, sag and leak air. Knobs loosen, hinges squeak and door stops disappear. Because residents touch doors every day, they notice when something doesn't work right, and prospective residents notice too.

This guide explains how Houston landlords and property managers can set door and hardware standards so turns go faster and units look consistent.

Why a door standard helps

Without a standard, vendors make different choices in every unit: a six-panel door here, a flat slab there, brass knobs in one room and nickel levers in another. A standard lets you:

Our guide to vendor scope templates for property managers explains how to write scopes vendors can follow.

Interior doors

Most rentals use hollow-core interior doors because they're affordable and light. They're also easy to damage. Some owners upgrade high-abuse locations, like bedroom and bathroom doors, to solid-core doors, which resist damage and reduce sound.

Choose:

Closet doors

Closet doors cause frequent service calls:

At turns, check that closet doors open, close and stay on their tracks. Replace worn pivots, rollers and guides. Consider switching problem closets to hinged doors during renovations.

Exterior doors

Exterior doors affect security, energy use and curb appeal:

Steel and fiberglass doors often resist humidity and rot better than wood. Exterior doors also play a role in security device rules, covered below.

Sticking and sagging doors

Doors that stick, sag or won't latch are common in Houston:

Hardware standards

Pick one hardware style and finish and use it everywhere:

Keep spare knobs, levers, hinges and stops in stock. Record the brand and finish in your standard.

Security devices and locks

Texas has specific rules for security devices on rental property, including keyed deadbolts, door viewers and keyless bolting devices on exterior doors, and rules about rekeying between residents. These are found in Texas Property Code Chapter 92. Our guide to rekeying and security devices in Texas rentals explains the basics. For legal questions about your obligations, talk to your attorney.

Fire-rated doors

In multifamily buildings, some doors, such as unit entry doors opening to corridors and doors in stairwells, may need to be fire-rated and self-closing. Replacing them with non-rated doors can create a code problem. If you're not sure, check with your architect or the Houston Fire Marshal's Office before replacing. Our guide to multifamily fire alarm system upgrades covers related life-safety systems.

Inspecting doors at turnover

Check every door:

Our move-out inspection checklist explains how to document damage with photos.

Repair vs replace

Repair can make sense for:

Replacement usually makes sense when:

Painting doors

Doors are high-touch surfaces, so a durable, scrubbable sheen works well. Our guide to paint standards for rental turns explains sheen and touch-up rules. Homes built before 1978 may have lead paint on doors and trim. Work that disturbs it should follow the EPA Renovation, Repair and Painting rule.

Where doors fit in the turn

Door repairs usually happen before paint, and hardware goes on after paint. Our make-ready scope of work and our guide to window blind and covering standards cover other finishing items that belong in the same standard.

Writing the door standard

Door and hardware checklist

Need door and hardware work on a Houston rental? BPC Development LLC provides free on-site estimates in Houston, TX. Call (281) 301-4737.

Call (281) 301-4737Get a free estimate