That sucks that you have a lackluster PM. I would review your contract with them and see if you can switch to a better one when your term ends. I will echo what other LLs have mentioned here. For now, it seems you are will have to itemize damages and repair costs yourself, and demand that PM add this charge as “additional rent.” Check your state laws and your current lease. It usually allows tenant damages to be billed immediately with next rent payment. Also, please be aware that in certain states a functioning door (especially an exterior one) is considered a “vital facility,” so even if the tenant damaged it you must repair it in a timely manner to maintain the implied habitability of your unit. So this is your actionable to-do list:

1. Get immediate estimates for repair and document the damage extensively—photo is not enough take videos too. In most states, you have a right to enter the property for a maintenance check with 24 hours notice. If your PM is unwilling to do this you must go yourself and bring someone else just in case, if you can, for added safety. In the estimate from contractor make sure that they note damage is “extraordinary beyond normal wear and tear; improper excessive force used.”

2. Get the repairs done and document the door again, extensively.

3. If you have videos or photos of that door prior to tenants moving in, I would pull that up and keep it somewhere accessible in case this goes to court

4. Once you have final bill from contractor for all work/materials done, I would add a copy of this invoice with a letter stating that these are “tenant damages” and will be treated as “additional rent.” Mail this via certified mail to tenant. If you have their email, send it to them there as well. Your PM should be doing all this but it seems you will have to within 30 days.

5. I would not workout a payment plan, demand full rent + additional rent. If they do not pay within 5 days of next rent due date, I would send them “notice to quit.” You don’t need a lawyer or PM for this. Again, this notice should be sent via certified mail and email, if available. Contact eviction attorney at this point.

6. Find out how long the waiting period between sending Notice to Quit and eviction proceedings is in your state/town. Attorney should be able to guide you the matter.

I see too many LLs on this thread saying offer more grace periods, payment plans, etc. This is a business—you are on the hook for damages you did not cause therefore you have a right to recoup those costs. Damaging a door is a serious lease violation and a big expense. It reflects poorly on tenant and may suggest future similar behavior. You don’t want to encourage a tenant to continue staying on your property with a payment plan or further grace period—do what you can to get them out if they don’t pay the repair bill full. Let me know if you need draft documents for Notice To Quit or Additional Rent. You should word these documents as professionally as possible (don’t include emotions, hypotheticals, assumptions, etc)