Garage Builder – We Do Things Right

Garage Door – The Protection You Deserve

As one of the largest moving parts of your home, garage doors require regular professional maintenance and care to ensure they operate smoothly for years. Proper servicing not only extends the lifespan of your garage door but also prevents costly repairs or replacements down the road.

This comprehensive guide from West Coast Garage Doors will provide professional technicians and DIY homeowners everything they need to know about maintaining garage doors. We’ll cover cleaning, inspections, adjustments, safety checks, common issues, maintenance schedules, and more.

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Cleaning and Lubrication for Smooth Operation

Regular cleaning and lubrication is crucial for garage door maintenance. A dirty or dry door can lead to damage, noise, and operational problems over time. Here are professional tips for keeping garage doors clean and lubricated:

Clean the Panels, Windows, and Tracks

Garage door panels endure exposure to dirt, grime, bird droppings, and other elements. Every 2-3 months, mix mild dish soap with warm water and wash the panels using a soft brush or cloth. Rinse thoroughly. This prevents debris buildup that impedes smooth operation. Additionally, clean windows and glass panels every 2-3 months using designated glass cleaner and a soft cloth. Avoid abrasive products.

Inspect door tracks monthly and use a vacuum with a soft brush attachment to remove any dirt, leaves, pebbles or debris. Proper track maintenance ensures quiet and easy travel.

Apply Silicone-Based Lubricant

Lubricating garage door tracks and rollers is essential to reduce friction and wear. Professionals recommend using a spray-on silicone-based lubricant every 6 months on tracks. Avoid grease, which can collect more dirt. For rollers and bearings, lithium grease can be applied annually.

Conduct Thorough Inspections for Early Problem Detection

In addition to regular cleaning, technicians should perform periodic inspections to identify any signs of damage or wear early on. Addressing problems early prevents more extensive repairs later. Call West Coast Garage Doors to schedule an inspection and maintenance of your garage door.

Check for Dents, Rust, and Decay

Closely inspect steel and aluminum garage doors at least twice a year for any dents, cracks, rust spots, or decayed sections. Apply touch-up paint to prevent rust from spreading. Wood doors should be inspected for cracking, rotting, splitting, and pest damage. Severe damage may require professional repair or replacement.

Test Sensors and Auto-Reverse

Safety reversing sensors and auto-reverse mechanisms prevent injuries and accidents. Technicians should test these features monthly by placing an object in the door’s path while closing. If the door does not immediately reverse course, the sensors need adjustment or realignment.

Check Balance and Alignment

An imbalanced or misaligned garage door strains the opener motor and hardware. To assess balance, disengage the opener and manually lift the door halfway up. If it doesn’t hold position, the torsion springs likely need adjustment. Check alignment by ensuring the door rises vertically and seals properly when closed.

Hardware and Opener Maintenance

From hinges to sensors, garage door hardware enables smooth operation. Maintaining these components is essential.

Lubricate Moving Parts

Every 6 months, technicians should lubricate hinges, rollers, bearings, and any other moving components using silicone-based lubricant. This reduces squeaking and grinding noises while ensuring smooth function. Before any problems arise, Call West Coast Garage Doors to schedule an inspection of your garage door.

Tighten Loose Fasteners

The constant vibration and movement of operating garage doors can loosen screws, bolts, and nuts over time. Technicians should check all fasteners biannually and tighten any loose hardware to maintain safety and integrity.

Replace Old Springs

Torsion springs last approximately 10,000 cycles. Extension springs degrade faster, lasting 3-5 years on average. Inspect springs closely each year and replace any that are visibly worn, cracked, or damaged. Allowing old springs to fail unexpectedly can cause injuries and property damage.

Inspect Cables and Rollers

Cables should be checked for fraying or kinks, while rollers should rotate freely without wobbling. Replace damaged cables and worn rollers promptly as they can snap unexpectedly and cause the door to malfunction.

Update Opener Firmware

Manufacturers periodically release garage door opener firmware updates to fix bugs, improve performance, and enhance security. Technicians should check for and install available firmware updates as part of annual maintenance.

Safety Inspections and Adjustments

Ensuring garage door safety is a top priority. Conduct these inspections and adjustments annually. Call West Coast Garage Doors to schedule an annual maintenance inspection of your garage door.

Force Sensitivity Test

Adjust the force settings on the opener motor so the door reverses with minimal pressure. Test sensitivity by placing a roll of paper towels in the path of the closing door. Realign sensors or recalibrate if needed.

Check Emergency Release

Test that the emergency release cord properly disengages the door from the opener. This allows manual operation during power outages. The release should hang 60 inches from the floor.

Inspect Door Seal

Faulty seals allow the elements, pests, and exhaust fumes to enter the garage. Ensure seals are intact around the perimeter of the door. Replace any damaged, missing, or deteriorated seals immediately.

Common Garage Door Problems and Solutions

Being aware of frequent garage door issues can help technicians diagnose and address problems quickly. Here are some common problems and solutions:

Sagging Door Sections

If door sections are sagging or uneven, the torsion springs likely need adjustment to properly balance the weight. Aging extension springs may also need replacement.

Noisy Opener

Squeaking, grinding, or whining noises from the opener often indicate lack of lubrication. Lubricate the drive chain, screw, and bearings.

Remote Not Working

If the remote only works intermittently or not at all, first replace the battery. Still not working? The antenna, receiver logic board, or remote may need replacement.

Door Not Sealing Properly

Misaligned tracks, damaged rollers, or a shifted door can prevent proper sealing. Technicians should realign tracks, replace bad rollers, and re-center the door within the opening.

Binding During Operation

If the door binds, sticks, or drags while opening, the tracks may be out of alignment. Tracks should be aligned and fastened securely to remove friction.

We provide garage door maintenance to the entire Cape Coral – Fort Myers, Florida metro area, including the following areas:
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Developing a Professional Maintenance Schedule

Staying on top of garage door maintenance means developing a thorough maintenance schedule. Here’s a professional-grade timeline:


  • Visual inspection for damage
  • Test auto-reverse and force sensitivity
  • Check balance by lifting halfway
  • Confirm remote and keypad are operational

Every 6 Months

  • Inspect weatherstripping condition
  • Lubricate moving parts with silicone spray
  • Clean door panels, windows, and tracks
  • Test CO safety sensors if applicable


  • Torsion spring tension test
  • Hardware inspection and tightening
  • Opener motor lubrication
  • Firmware update check
  • Full safety inspection

This checklist should cover maintenance tasks for standard residential garage doors. Customize schedules based on door type, usage levels, and manufacturer recommendations.

When It’s Time to Replace a Garage Door

With proper maintenance and care, an average residential garage door will last approximately 15-20 years before needing replacement. Technicians should recommend a new door when:

  • The panels or sections are sagging severely
  • Rust and corrosion is widespread
  • The door no longer seals properly all the way around
  • There are signs of significant wood rot or damage
  • Rollers, cables, and springs need frequent replacement

New insulated steel, aluminum, or composite garage doors provide improved insulation, noise reduction, durability, and curb appeal. Proactive replacement avoids being caught off guard by sudden failure of an outdated, worn out door.

Special Maintenance Tips by Door Type

Certain garage door materials have unique maintenance requirements. Here are tips tailored by door type:


  • Inspect paint/finish closely for rust spots
  • Wipe down galvanized steel occasionally with WD-40 or similar
  • Lubricate cable wheels and flag angles


  • Re-coat exterior occasionally with protective sealant
  • Watch for cracking, warping, and rotting
  • Adjust/replace weatherstripping as needed


  • Clean exterior with mild automotive soap
  • Wax surface 1-2 times per year
  • Avoid using harsh cleaners or abrasives


  • Rinse door with water after cleaning
  • Remove any debris from drain holes
  • Watch for damage to decorative trim pieces

Educating Homeowners on DIY Garage Door Maintenance

While some maintenance requires professional expertise, homeowners can perform basic upkeep themselves between professional visits. Educate clients on best practices for DIY garage door maintenance:

  • Test auto-reverse and down force monthly
  • Check for debris in tracks and clean as needed
  • Inspect exterior for damage, rust, or decay
  • Confirm all hardware is tightened properly
  • Ensure opener remote battery has charge
  • Lubricate hinges, rollers, and locks with silicone spray
  • Replace weatherstripping if damaged or degraded

Emphasize safe practices like disengaging automatic openers before any adjustments. Recommend completing an online garage door maintenance course for detailed DIY education.

Why Hire Professional Garage Door Technicians?

While DIY maintenance covers the basics, there are distinct benefits to hiring professional garage door companies for routine service:

  • Industry expertise in diagnosing underlying issues
  • Access to specialized tools and equipment
  • Skills for intricate adjustments and repairs
  • Efficiency from routine process familiarity
  • Latest knowledge on codes and manufacturer specifications
  • Improved safety and compliance
  • Higher quality parts and craftsmanship
  • Warranties on new doors and service work

Professional preventative maintenance prolongs the lifespan of garage doors, provides peace of mind, and prevents unexpected breakdowns or injuries. West Coast Garage Doors has the expertise needed to keep your garage door system operating smoothly.

Maintaining Garage Door Openers

The electric opener is integral to garage door function. Proper maintenance keeps openers in peak operating condition:

Replace Batteries

Test backup batteries in openers monthly and replace annually or anytime they fail the test. LiftMaster recommends using only Alkaline batteries as replacements.

Lubricate Moving Parts

Oil the drive chain/screw every 6 months using lightweight motor oil. Also lubricate bearings and sprockets as specified by the manufacturer.

Clean and Align Sensors

Clean the lenses of the safety beam sensors with glass cleaner and soft cloth annually. Realign or adjust as needed until the sensors work properly.

Update Firmware

Check for any available firmware updates from the manufacturer annually and install to improve functionality. Sign up for automatic update alerts if available.

Replace Worn Parts

Inspect sprockets, bearings, chains, belts, and drive gears for excessive wear yearly. Replace worn parts proactively to prevent opener failure when you need it most.

New Technology in Garage Door Safety and Convenience

Advances in garage door tech offer greater safety, security, and functionality for homeowners. Consider recommending these innovations:

Automatic Door Locks

Doors can now automatically lock upon closing and unlock when opening. This added security feature prevents intruders from manually lifting the door.

Smartphone Control and Alerts

Many modern openers can sync with a homeowner’s smartphone for remote monitoring, control, and alerts when the door is accessed.

Battery Backup

Battery backup systems ensure homeowners can still access the garage even during power outages. Recommend add-on upgrades for older openers.

Video Monitoring

Cameras mounted on or around the garage allow homeowners to see real-time video feeds of their garage door and access history.

Automatic Lighting

Smart lighting systems automatically turn on LED lighting when the garage door opens and off once closed. This adds convenience and visibility.

From cleaning and adjustments to hardware inspection and safety tests, comprehensive professional maintenance is crucial for optimal garage door operation and longevity. By following the guidelines and schedules provided in this article, technicians can deliver thorough, professional service to residential and commercial garage door customers. Proper maintenance prevents unexpected breakdowns, extends door lifespan, and satisfies customers. Call West Coast Garage Doors at (239) 478-2665 for immediate assistance.

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