Garage door maintenance is commonly disregarded, however twice-a-year seasonal examination and maintenance should be a part of your routine.

Garage doors that get neglected can place a great deal of stress on any automatic garage door opener. By spending just an hour or 2 within the early spring or late fall each year could save you hundreds of dollars on a repair bill.

Here is our 10-step routine that you can follow. As an added convenience, you can time your garage door maintenance with different seasonal activities, such as winterizing your outdoor faucets or removing your lawnmower from storage for the season.

Watch and Listen to the Door in Operation

Problems with your garage door and garage door opener are usually telegraphed by jerky movements and grating or scraping sounds. A well-maintained and adjusted garage door usually quiet as it moves up and down, and you should not see jerkiness in its motion. Look at either side of the system—the springs, pulleys, and cables—and make certain they appear symmetrical.

Clear the Tracks

Inspect the tracks on either side of the door to make certain they’re freed from junk and rust. You can also use a level to make sure the tracks are even on their vertical sections. Small changes can be made yourself, however major track adjustments should be left to an overhead door professional.

Tighten the Hardware

Because the standard garage door goes up and down hundreds of times every year, the motion and vibration can cause hardware to become loose. Check the brackets holding the door tracks and also the garage door opener to the framing to ensure they are tight. Use a socket wrench to tighten up any loose bolts that you may find.

Inspect and Replace the Rollers

The rollers on the edge of the garage door should be inspected every 6 months and replaced after five to seven years. During your examination, replace any rollers you discover that are broken, cracked, or obviously worn. Except for the lowest rollers which will be connected to the bottom fixtures and have cables attached, all other rollers can be removed by removing the brackets holding them in place.

Check the Cables and Pulleys

On a garage door with extension springs, check the condition of the cables and pulleys that attach the springs to the door. Most professionals advise that cables and springs should not be touched by owners since they are under high-tension and will be very dangerous. Check for broken strands on the cables and any damage down close to the bottom roller bracket. Always call in a professional technician if you see any problems.

Lubricate the Moving Parts

Keeping the rollers and different moving parts well lubricated can cut back stress on the rollers and door opener as well as prolong their lives. Twice a year, apply some type of penetrating lubricant, such as PB Blaster or a garage door specific lube, on the rollers and hinges. The main thing is using a lubricant that will not build up. Using a grease or lubricant that collects with attract dirt which acts as sand paper on moving parts causing them to wear out prematurely.

 Also, lubricate the pulleys on extension-spring setups and any bearings that hold the torsion shaft on torsion-spring setups. Torsion springs themselves require a light coat of lubricant as well. Chain driven operators require the chain to be lubricated, using the same spray lubricant that you use on the garage door is efficient. If the opener has a screw, run a small bead of white lithium grease down the opener’s screw shaft. Belt-drive opener do not require any lubrication.

Test the Door Balance

If your garage door isn’t properly balanced, the garage door opener will have to work harder, and could fail prematurely. The door should be balanced by its springs and should require only a few pounds of force to lift. Test this by pulling down the release handle on the opener, then manually lift the door until it is about halfway open. The door should stay in place without any help. If it does not, the door is improperly balanced, or the springs are getting old and worn. All work on the garage springs should always be left to a professional service technician.

Test the Auto-Reverse Features

Automatic garage door openers have an auto-reverse feature that’s designed to reverse the direction of the door if it hits an object or person before it reaches the ground. This system works by a mechanical feature built into the opener or by a pair of safety beams on each side of the door. Test the mechanical type by inserting a 1 ½ inch board on the ground in the middle of the door where the door closes. When the door comes down and touches the board, it should reverse in direction and begin to open again.

To test the photoelectric system which is the safety beams mounted on both sides of the door, place an object in the path of the sensors. With the object in the path of the sensors the door should not move in a downward motion. Consult a garage door professional if your automatic opener fails either of these tests. If your garage door opener does not have the safety sensors, then your operator does not meet UL325 building code and should be replaced.

Repair or Replace the Weather stripping

The rubber weather stripping on the lower panel of the door helps shut out the cold air in addition to dust and dirt. This should also be checked twice a year to make certain it’s in good condition. Some weather-stripping fits into a retainer on the bottom of the door and slides through a grove to secure it in place. Weather stripping for wooden garage doors is typically nailed or stapled in place. Garage door weather stripping can be replaced and is sold by the foot to accommodate any size door.

If your door has weather stripping along the wooden jams be sure to check its condition and reattach any loose spots or replace the complete length of seal if it’s badly worn or broken.

Clean and Paint the Door

Inspect the garage door panels as well when you are checking out the other components. If the door is steel, look for rust spots that may need sanded, primed, and painted. If you find any cracks or splits in the panels it is always best to call a professional to find out what options may be available to you. Depending on the make and model of the door replacement panels may or may not be available. Sometimes it is common to add additional reinforcement struts to the panel to stop any further damage from occurring.

Pay close attention to wood doors since warping and water damage is common. Remove chipped and peeling paint, sand and then repaint. If you have a wooden door that does not have weather stripping along the bottom, make sure this bottom edge is well sealed or painted and install a new weatherstrip.

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