Electric doors and gates don’t need constant supervision, however, repairs and maintenance can become costly if maintenance is left until something breaks. Maintenance is straightforward, but some tasks are better left to qualified professionals.

Deciding to do repairs or maintenance yourself can save both money and potential headaches, but it can also lead to worsening the situation if you start working on something you shouldn’t.

Basic Troubleshooting for Homeowners

When gates or doors stop working, the first check is also usually the simplest—has the power tripped? RCDs (the switches in your fusebox with a test button) often trip, and resetting it might get things working again. If it trips again, leave it off and find a professional—there’s a fault that needs servicing.

Another issue arises from the use of remote controls. If the door does not respond when you hit the button, take a step closer to see if the door responds to your commands in case the remote is having a range issue. If the remote does not respond, consider changing the battery, as remote controls tend to use up their batteries after a year or two. If a remote is locked, the LED does not light when a button is pressed, meaning the battery is likely dead or the remote is locked.

Occasionally, remotes have to be reprogrammed, particularly after a power outage or a drained backup battery in the motor unit. The instructions for reprogramming are generally available in the manual, however, many installers print programming instructions on the left side of the motor cover.

Unmoved physical obstructions cause many blockages which is surprising to many. Obstacles like ice or leaves in the frames can cause door movement malfunctions. Doors can also jam if something is stuck inside the slats that are used for movement. Before assuming that there is an electrical problem, check for the obvious first.

Garage doors have safety sensors that sometimes get misaligned or dirty. These safety sensors are on either side of the opening near the floor that are supposed to stop the door from closing if something is in the way. If your door can open but will not close, try checking if the sensor lights are on. Wiping them down and making sure that they are pointed at each other will most often fix the issue.

Annual Maintenance Requirements

Electric doors have an annual service, but this is not always considered critical because it highly depends on the specific type of door and how often it is being used. For domestic garage doors, they will need less attention in these cases, as they are usually only being used twice a day, as opposed to commercial loading bay doors that are being used dozens of times throughout the day.

The motor is something that usually needs very little maintenance. Most current models are sealed and built to last for years without any intervention. However, attention is needed on the moving parts, including the tracks, rollers, hinges, and springs.

Tracks should be cleared of dirt and debris. If the tracks are starting to get built up with dirt, a quick vacuum and wipe down every few months should be enough to clear the dirt before it becomes a problem. Make sure to check the tracks for any signs of damage or distortion, as bent sections can cause some trouble.

They don’t need that much lubrication, though. Only a little lubricant is required, because if it is over-applied it will attract dust and grime, causing even more issues. A light oil for a machine, or a special lubricant for garage doors works well for the hinges, rollers, and garage door springs. Do not use wd-40 oil because it is more of a cleaner than a lubricant.

The springs over door sections are under a lot of tension and have a short lifespan. They are rated for a certain number of cycles (10,000-20,000 for doors that are for a domestic use is average), and after that, they will eventually break. Glass and sectional doors, in particular, are not a job the home owner should do, the tension in the springs can cause a lot of injuries if it is handled wrong.

Test the balance of the door, to do this, disconnect the motor from it (usually, it has a pull cord), and raise the door manually until it is vertical. It should hold this position. If it closes, or opens by itself, the springs need to be adjusted by a qualified technician.

When It Is Time to Call the Professionals for Electrical Faults

Some issues with the electrical system of the garage door are worse than DIY work. If you see smoke, burning, or sparks, or if of the motor is turning while making a lot of noise, grinding, or if you smell overheating electrical components, this is a strong sign to hop on the phone and call for help.

Intermittent issues can be difficult to trace especially if partial operation of the door is experienced. Problems with loose wiring/connections, moisture damage to junction boxes, or failing system/software components can be the cause. These problems require professional help as proper diagnostic methods are necessary to identify the problem.

Motor issues (failure on some cases) can be a problem as well, however, in the case of complete motor unit failure, especially with a system that is over 10-15 years old, we recommend unit replacement, as it is usually a better choice, especially if there are no easily accessible parts. An electrician who has experience with door systems should be contacted, as they can offer insight on whether replacing or fixing the door is the better monetary choice.

Professional help is a must when it comes to issues concerning safety features such as obstruction sensors. These can be highly dangerous. If the door fails to reverse, avoid using it, and don’t just disconnect sensors to remove the system. These features can be to prevent serious injury, as automatic doors can be very dangerous.

Electrical work is complex and can be very dangerous; it is recommended to avoid doing your own power supply, control boards, and motor wiring. These systems operate on a 230V supply and can be fatal, especially if they are live circuits and you have little to no experience.

As Commercial Maintenance Contracts

As for commercial premises, annual maintenance is not only a good practice, but is also a requirement for insurances as well as for the legislation regarding safety and health. Automated doors in commercial premises also have specific requirements regarding workplace regulation and need to be thoroughly examined.

Maintenance contracts typically include inspections of both the electrical and mechanical components of the systems on a bi-annual basis. The engineer is required to test the safety features of the systems activate and de-activate, do a door balance and operational check, lubricate the moving parts, and do a wear analysis on the components to perform a failure diagnosis.

The type and number of doors will influence the costs, but for domestic style a garage door expect to be charged in the ballpark of 150-300 pounds yearly. Larger commercial roller shutters or high-speed doors will incur a larger expense, and will likely cost in the range of 400-800 pounds. The scheduled maintenance is likely covered, but not the repairs. Contract holders do, however, most of the time get prioritised service and repair discounts.

Peace of mind for sites where door failures could seriously disrupt operations is provided by some contracts including a number of call outs or breakdown cover. The more of these features a contract has, the more expensive the contract will be. The cost for an advanced commercial maintenance contract will also include time responsiveness and coverage of the maintenance.

Maintaining commercial property is important to keep maintenance logs. Insurers must see proof of consistent servicing when claims are made. Also, maintenance logs are made available to the HSE when they request access to them. After each maintenance visit, most companies write detailed logs.