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    Garage Door Repair

    We recently got a call from this rental property owner about a broken garage door at one of his rental properties. He generally likes to fix things himself, which he did here. Except instead of fixing it, he made the problem worse. Thankfully, he decided to call M&L Garage Door Repair to help him out! 

    Instead of using screws to hold the hinges, he used plastic strips, as you can see below. 


    One of the garage door cables also wrapped around the shaft, so the door was no longer level. 

    During our inspection and cable and hinge repair, we also went ahead and replaced the garage door springs as well. The springs were old and weak.

    We balanced the garage door, as well as leveled it. We also used proper screws on the hinges to repair that damage.

    You can see what a difference some cable repair and some screws make! 

    Garage Door Safety for Rental Properties

    Garage door safety is important, especially if you are a landlord. Ensuring your garage door operates safely for tenants is good practice, and can save you money and other troubles down the line. You open yourself up to liability with your renters if you don’t properly address and fix problems around your house, including your garage door.

    While a rental property is an investment, and you want to save as much as you can in repair work that you think you can do yourself, it’s sometimes necessary and advised to call a professional garage door company to handle the big jobs. At the very least, consider having an annual inspection of your garage door by a professional company to ensure things are operating smoothly and safely.

    If you are a landlord in the Sugar Land, Texas community looking for a 5 star garage door repair company, look no further! Give M&L Garage Door a call today! 832-532-3032

    An additional service any garage door company can providing when servicing your garage door is a sealing. It is an extra expense on top of the service already being performed. Garage door sealing is basically closing up any gaps at the bottom of your garage door.

    There are benefits of sealing a garage door you might not have thought about and might change your mind about spending a little extra money.

     Benefit #1: Insect Prevention!

    A good garage door sealing can make it very hard for insects or other nasty critters to enter your garage. If you have an attached garage, this is doubly important because you want to make sure insects can’t enter your home via your garage.

    If you store electronics or other items in your garage, insects love these to start colonies in! Sealing your garage door can help ensure insects don’t have a chance to do this.

    Benefit #2: Energy Efficiency

    Sealing helps regulate the temperature in your garage. Again, with an attached garage, this is even more important since the temperature in your garage can affect the temperature in your home as well.

    Speaking of sealing, sealing windows and doors in your home will have the same positive effect on your home’s temperature.

    Benefit #3: Home Security

    A broken seal is a great thing for a burglar! If the seal is broken enough to allow them to fit a crowbar underneath, even better!

    Sealing your garage door helps keep a main entrance to your home secure and your home safe.

     

    Why you should seal your garage door.

    Next time your garage door is being serviced, ask your garage door tech about sealing your garage door. The benefits are huge compared to the small cost of performing the sealing. From energy savings, to home security, garage door sealing is a great option!

    Our customer called us recently because his garage door, as you can see below, is only opening part of the way. Frustrating to say the least. Thankfully we were able to come out on the same day and fix the problem!

    When we arrived, this is what happened anytime he or we clicked the garage door remote and tried opening the door. You see how it gets stuck when it gets about half way up.

     

     

    The first step is always troubleshooting when a garage door isn’t behaving properly. We eventually landed on the garage door being too heavy for the opener to open and close it properly.

    Why was the door too heavy?

    The torsion springs that were installed on the door were too small. The size of your garage door springs is important in ensuring your garage door opener can handle the weight of your door. Too big or too small springs can have a negative impact.

    In the video below, you’ll see how the garage door opens now after we installed the right sized springs. The door opens all the way smoothly and easily. In the last part of the video, our tech is ensuring the door is opening properly both automatically and manually to catch any issues before leaving.

     

    We not only installed new springs that are the right size, but we installed 2. A dual spring system is what we recommend all the time. It has a higher upfront cost but in the long run, you get more life out of your springs and your opener. 1 spring just doesn’t do the job when it comes to carrying the weight of your door and working well with your opener.

    The customers were happy that their garage door finally opened and closed easily. A quick afternoon repair and one more happy customer!

    Our latest custom installation project was at this gorgeous house in Sugar Land. We installed custom wood carriage house doors as part of this homeowners house renovation.

    These carriage house style doors are very popular right now. And for good reason! They don’t just look good. Wood garage doors are a quality material for garage doors. This upgrade gives your home’s value a major boost!

    You can see in the photo below the garage doors on the house before the switch. They look fine, in need of some new paint maybe. The doors had been pounded with the hot Texas sun for years and they were pretty weathered. Otherwise they were in good shape.

    The homeowners chose Carriage House doors that are steel-backed and made from wood. They have a great old-world look to them.

    The Carriage House doors have a great blend of style and function and new technology. So you as the homeowner get the best of both worlds: beautiful wood doors and safe, quality doors.

    Below you can see the side by side of the new and old doors. Already on it’s way to looking amazing!

    You can really tell the difference here between the old and new. In the first picture the doors looked just a little weathered and in need of paint. But you can really tell the difference in quality.

     

    The darker wood in the new doors also looks much better in contact with the lighter exterior paint!

    Here’s an up close shot of the new doors. The new metal hardware and other accents are a great touch to elevate the style. With custom garage doors, the options of style and customization are endless! Some of the popular styles from Carriage House include: Virginia, Carolina, Cambridge, Tuscan, Barcelona, Santiago and Park City. You can see those hardware styles here.

     

    And for the grand finale…

    wooden carriage house doors

    This customer called us when he ran into his garage door on accident one morning while rushing to work.

    Yikes! Not only was he embarrassed, he also needed a functioning garage door for his home security! A broken garage door is an invitation for burglars and home invaders.

    Once we arrived and inspected the damage, we all decided replacing the door was the best option. There was so much damage it would have cost more to fix the door vs. just replacing it. You can’t see in this picture that there is also a single car garage door to the right. That door was in fair condition as well, so an accident turned into an upgrade for this homeowner.

    Our customer decided against custom garage doors, and chose a door we happened to have in stock! We were able to go grab them and install them on the same day! How’s that for customer service!

    He chose these UDT Short Panel 25 Gauge Garage Doors.

    The biggest part of this job wasn’t installing the brand new doors, it was safely removing the existing doors.

    How We Un-Installed the Damaged Garage Door

    The springs on the door that was hit were still loaded. So the first step in safely getting this door down was putting the damaged door back on the tracks to support it while we properly removed the springs.

    After that, we were able to safely take the garage door off the tracks and get rid of it. Once the door was out, we noticed some rotting wood in the frame. Then we were able to get started framing out the new opening for the new garage doors.

    Next up: installing a new steal, new tracks, and the new doors!

    Don’t they look great!?

    Once the doors were installed, we installed new trim and a vapor barrier for the doors. We used wire to reinforce the stucco around the doors. Now for the finishing touches: texturing the areas of the house that were affected by the accident and repainting everything to match!

    These UDT doors come with a lifetime crack warranty and rust warranty, which is great! These doors are more durable than his previous doors, which clearly is necessary! These doors will do a great job to stand up to daily use for years to come!

    This garage door has several cracks…

    If your door looks anything like this, you might have a cracked panel, or panels.

    What are the signs of a cracked panel?

    Typical signs of a cracked panel include:

    • Your garage door is making loud, popping sounds.
    • If you have issues closing your garage door, it might be a cracked panel.
    • If you see any dents in your garage door, this is a good visual indicator that you have a cracked panel.

    A cracked panel is a big safety hazard! Your garage door can collapse if the panel cracks aren’t fixed in a timely matter.

    How to Fix a Cracked Panel

    There are 3 fixes for a cracked panel.

    1. You can replace the panel that is cracked. If your garage door model has panel replacements available, this is simple. If not, this might not be an option.
    2. You can fix the crack temporarily. To do this, you can install braces to support the damaged panel or panels. This fix can last for a year or so, but ultimately the panel or door will need to be completely replaced.
    3. The last option is to replace your entire door. If you can’t find a panel replacement, this is really your only option. But sometimes it’s a blessing in disguise. If you have an older door, or your door is already cracked and will be prone to more cracking, it can be more cost effective in the long run to replace the door. Doors today have much better warranties, including protecting against rust and cracks, so you don’t run into problems down the line.

    Remember, a cracked panel doesn’t just look bad or make your garage door noisy –  its a safety hazard. If you aren’t sure if your panel is cracked, give us or another garage door company a call today. We can come out and take a look and let you know if there is a problem or not. And if there is, break down your options to address the problem.

     

    A common quick job and upgrade we do for clients is installing garage door insulation on an existing garage door.

    Insulating your garage door is an easy DIY job if you’re up for it!

    The biggest concern you need to watch out for is accounting for the added weight to your garage door after the insulation is installed.

    If you’ve been reading this blog for a while, you know that the weight of the door affects the size of your springs, your garage door opener, and more. You need to make sure the amount of weight you are adding doesn’t affect the ability for your opener, cables, and springs to work properly.

    Oftentimes a spring will break or a garage door won’t open properly because the spring size isn’t the right size to match the weight of the door. It can cause the opener to not work properly or even break (safety hazard!) if the parts aren’t sized properly.

    If you want to do this job yourself, go ahead! And then spring (ha!) for an inspection by a licensed garage door repair company to ensure it is a job well done and the other parts of your door are functioning properly.

    Top Reasons to Insulate Your Garage Door

    1. Temperature control. Especially if you use your garage to work out, work on home projects, etc, an insulated door is great to keep it cooler in summer and warmed in winter.
    2. Steel backed insulation can make your garage door stronger!
    3. Insulation also acts as a noise barrier, especially if you live on a busy street! This is again helpful if you are working in your garage and want a quieter work space.

    There are many great reasons to insulate your door. Make sure it is done properly and you’re good to go!

    Our clients, Llana and Colby bought their first house together last year. As they were doing what all new homeowners do when they move in – making updates and small repairs, they noticed something about their garage door:

    As you can see, the upper panel is damaged so it isn’t level with the rest of the door. Upon further inspection, they realized the previous owners must have done some garage door repairs on their own. Clearly, they didn’t know how to properly install a new garage door opener. The bad installation job for the opener damaged the upper panel.

    Before we arrived, the opener was mounted to the garage with a piece of wood. A big no no! Not only should you use proper materials generally, you can see the result of using just wood to mount and support the opener, on the panels.

    This is what a proper mount should look like:

    Never fear, we arrived to help Llana and Colby out! Thankfully the garage door isn’t a discontinued model, so we were able to replace the upper panel. After that, we re-balanced their garage door. And finally, installed a center style mount, to mount the garage door opener to the door correctly.

    Looking good!

    Broken garage door spring repair is one of the most common repairs we perform. Below is a collection of spring repairs we performed in the last week alone!

    The most common issue is springs that are not the right size to support the weight of the door. This can cause problems, including the opener not working properly and shortening the lifetime of your springs and opener.

    We also recommend a dual spring system for your garage doors, as this helps the springs function properly and your entire system will last longer. Higher upfront cost, but worth it over the life of your springs, opener and garage doors!

    Spring Repair #1

    This customer called because his garage door spring broke. We upgraded his springs and reinforced his garage door.

    We installed a dual spring system, and balanced the garage door. The springs will last longer this way since a dual spring system better supports the weight of the door and allows the opener to function longer.

    Many people don’t upgrade to a dual spring system since it can more expensive up front, but the longevity you get from the system, and the harder impact on your opener with only 1 spring, actually makes it more affordable in the long run!

    We also installed braces to reinforce the garage door and help prevent cracks.

    All of these upgrades help the door function safely!

     

    Spring Repair #2

    Many houses built by big builders took the easy and cheap route. Most garage doors therefore installed only 1 heavy duty torsion spring in order to save money, without thinking about what is best long term for the garage door’s functioning.

    A double size garage door will function better and last longer with a dual spring system. It will also more effectively balance the door and help the garage door opener work better.

    Don’t forget, the spring carries the weight of the door, which is heavy! If you suspect you have a broken spring, or if you spring looks like it does here, give us a call and we will check it before it’s too late!

    Spring Repair #3

    We received a call from a customer who was having a problem opening his garage door all the way. Each time he tried to open the door, it would only open about 3 feet before stopping.

    We troubleshooted the problem when we got to his house, and eventually understood that the door is too heavy. The door is too heavy because the torsion springs are too small for this specific door.

    We changed the springs, and adjusted the motor and now the door is working like new!

    Our latest project was a doozy! Our client wanted to finally use his garage and be able to access it easily. His old doors did not operate at all, and the doors were wood, and rotted. The job included removing the old rotted doors, reframing the opening, and then installing a new door and opener.

    These are the doors before we got started. It looks PRETTY rough!

    garage door replacement

    Once we removed the old rotting doors, we framed openings for a walk through door, and a new garage door. This not only gave our client access through the garage to park a car and have one side open for working, but also a regular door to access the garage as well.

    Below you can see the doors mid-framing.

    garage door replacement

    And now we have the walk through door installed.

    garage door replacement

     

    Next step was installing the new garage doors. We also insulated the door, to ensure a comfortable place in extreme temps.

    garage door replacement

    Once everything was in place, our last job was to install a new opener to get this door opening and closing easily! We went with the LiftMaster 8550W opener and it works great! The door comes with some great features, including WiFi so you can control the doors with your smartphone or tablet, and top of the line security features.

    This door went from old and rotting away, to new and high tech!