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    Garage Door Repair

    Our customer, Mary, didn’t want to sell her home. She did, however, want to rent it out. Generally, when renting a home you used to live in, you want to make some upgrades before you invite renters in. These updates are different than if you are selling your home. You want to make smart, strategic upgrades that don’t cost a lot but add a lot of value for renters.

    One of those great, easy upgrades is a garage door. A garage door can increase the security of your home, as well as up the curb appeal, which can help it rent more quickly.

    The job seemed straightforward at first, just a regular garage door replacement. Once we got there, we realized some issues.

    Mary’s door is a one piece door, as you can see below:

    one piece garage door

    Now, typically to convert a one-piece door to an overhead door isn’t a problem. But the issue with Mary’s house was the bedroom that was built in the garage.

    After some creative thinking, we were able to take an overhead door, which you can see below, and mount it as a one-piece door. Basically, this gives you the look of a standard overhead door, but with the function of a tilt door.

    Mary is looking to rent her house. This job was not your usual door replacement. She had a one-piece door which typically won’t be an issue to convert to an overhead door but the catch was the bedroom that was built in the garage. So being creative we took an overhead door and mounted it as one piece door. So you get the looks of a standard overhead door but the function of a tilt door.

    standard overhead door as a one piece door. 

    Mary is very happy with the installation, and she was able to rent her home soon after we completed the replacement job.

    Customers of ours gave us a call because they had a problem with the garage door on their rental property they own. 

    They recently had renters move out, and upon inspection, saw their garage door had been totally trashed. The garage itself was in bad shape, and the garage door had been damaged. The garage door was also off track and so was in immediate need of repair since it couldn’t be used in its current state. 

    Our customers needed to rent the home again, so fixing these problems were imperative to getting the home listed and rented again.

    We came out to have a look and found this: 

    new garage door rental 

    new garage door rental

    new garage door rental

    After inspecting the garage door and the entire system, we decided to replace the garage door completely. The first thing was ordering a new, thicker garage door. The thickness will add durability and is a great choice for a rental property where more wear and tear is expected. Thicker doors also generally last a bit longer, so this is a great choice for a rental unit as well. 

    In addition to the new door, we upgraded the moving parts of the door as well. The new parts are heavy duty, so they will stand up to any abuse. We changed out the springs, garage door rollers, and the cables. Lastly, we lubricated the moving parts so they will work optimally. 

    The last part of this repair was painting the new garage door to complement the rest of the home’s paint. We went with an almond color. White paint, if not properly maintained, can yellow with time. The almond stays the same, so it’s a great choice for a rental home.

    Now the door looks good inside, and out! Our repair and installation only took a few days, so our customers were able to get their home listed, and rented the next week!

    new garage door rental  new garage door rental

     

    Our latest project is a beauty! This homeowner has lived in her home for over 30 years and was finally ready to retire and downsize. That meant getting her home ready to put on the market. 

    Her home’s exterior hadn’t been updated since she bought the home decades ago. In addition to repainting the exterior, she wanted to put in new, more updated garage doors as well. While she was at it, she wanted to upgrade the garage door openers as well. They were original to the home! 

    Below you can see the old doors and paint color. 

    The home’s exterior while old and out of style, it is full of beautiful big windows. 


    When looking for new garage doors to choose for installation, we ended up picking the Clopay t52 model. It included plain windows throughout the top panel. This was a great choice to compliment the large amount of windows in the front of the home. 

    We also installed new openers in her two car and single car garage door. She chose LiftMaster 8065 chain drive openers. Both are 1/2HP and is a great choice for this home. Affordable and durable! 

    After installation, here is what the house looked like. She wanted to wait for the doors to be finished before she had the home painted.

    The doors are already such a huge improvement to the curb appeal of her home. But the final step in getting this home ready for going on the market: fresh, modern paint!

    The final result is just stunning.

    This home went on the market soon after and sold within 2 weeks! Never underestimate the power of a facelift for your home, whether you are selling or not. Investing about $5,000 with new doors, new openers and new paint can add 3x this to your home’s list price.

     

    If your garage door has been damaged or you are just looking to upgrade your garage door, then buying a new garage door might be on your to-do list. But what do you need to know when buying a new garage door to help you make the decision?

    But what do you need to know when buying a new garage door to help you make the decision?

    A garage door is an investment. A good quality door can help to improve the efficiency of your home’s energy, as well as up the curb appeal of your exterior. It can also help to increase the value of your home.

    There are many different styles, materials, and prices of garage doors on the market. Below is an overview of the options in those three categories: style, material and price.

     

    Garage Door Style

    There are different styles of garage door that can compliment the style of your home, or to give your home a new style. Styles include: flush panels, painted panels, carriage house style, long raised panels, short raised panels and contemporary panels.

    If you are working with a garage door installation company, sit down with a book of the different options and just see first what you like most. Then consider how it will compliment the style of your home.

     

    Garage Door Materials

    Once you understand the style of door you want, then consider what material you want to purchase. The most common materials are wood and steel. Aluminum and fiberglass are also options, though not as common.

    Size of Your Garage Door

    If you are working with a good garage door company, you don’t need to worry about this since they will size it properly. But make sure when you are searching for the door you want, that it is available in the size you need.

    You can measure the opening of your garage to guide you in selecting the proper size.

    Where can I find garage door options?

    First, find a reputable company in your area that does garage door installations. Make sure they are licensed, bonded and insured. Try to see if they have 3rd party reviews that are positive online. Yelp and Facebook are great options to find these reviews.

     

    We repaired this damaged garage door a few weeks ago. This door had 2 damaged panels, so when we arrived, we inspected the extend of the damage.

    damaged garage door

    What happened, you ask? Our customer was leaving her house in a rush and forgot to open the garage door as she backed out. Whoops!

    Below is a picture of the door’s damage from the inside.

    inside damaged garage door

    We thought the repair would be replacing the damaged panels with new panels. Our customer had other plans. She opted to purchase a brand new garage door. Her goal was to get a more durable and thicker garage door.

    We ordered a brand new door and installed it a few days later. We installed braces to the door as well. This will help to reinforce it if another minor accident occurs. The stronger door plus the braces should help in the future to keep the door secure and undamaged!

     

    reinforced garage door with braces installed

    The photo above shows the braces installed.

    The last thing in this repair included installing insulation to the garage door. The front of the house faces west, so it gets a lot of hot Texas sun! The insulation will help to keep the garage door cooler in summer and warmer in winter. It will also help to reinforce the door as well!

    Final Garage Door Reveal!

    Once the door was installed, braces installed and insulation complete, the last step was painting the door on the outside to match the trim on the house. Painting your garage door is a great way to update your curb appeal, and you can do it without purchasing a new door!

    The door looks great now, as you can see below! The door is opening and closing much more quietly and smoothly, thanks to the brand new door and insulation! Our customer loves it as much as we do!

     

    updated garage door installation

    Most realtors have their go-to people and companies they call when they need help getting a property ready to list. Included on this go-to list is a great garage door repair company that help quickly fix any garage door issues before a home will be shown or listed on the market.

    There are small repairs or updates you can make to a garage door before selling it, that a garage door company can easily help with! This includes installing a new and quieter opener, doing a maintenance check to make sure everything is working well, and insulating the garage door.

    Repairs also sometimes need to be taken care of quickly in order to get the house listed. Recently a Keller Williams realtor called us a few days before their open house. She needed to take pictures of the home, but the garage door was in need of some repair that was visible.

    The panels, as you can see below, are damaged. Likely that the homeowner or someone else hit the door with their car.

    This was a pretty easy fix. The bottom 2 panels were damaged and needed to be replaced. Since the door is still being produced, we were able to order 2 new panels quickly and install them just in time for the pictures to be taken.

    Replacing the panels, if you can, is a much more affordable option than buying and installing a brand new door. Especially if you are selling your home, you want to minimize repair costs as much as possible.

     

     

    Even if your panels are damaged and you AREN’T selling your home, replacing panels is still your best bet. It is a quick fix, and cost effective. Replacing a damaged panel is also a great way to instantly upgrade your curb appeal.

    Good news: After we made this repair, the realtor took pictures and has open house. The home sold in less than a week!

    Regular maintenance on your garage door will help to prevent major problems from catching you by surprise. It’s possible for a skilled homeowner to take care of most or all of this garage door maintenance. You can also hire a professional garage door company to come out and perform this maintenance regularly.

    Proper garage door maintenance is the key to the longevity of your garage door and to keep your garage door working properly.

    Monthly Garage Door Maintenance

    Every month, you should visually inspect your garage doors. Notice anything different from last month, and any wear and tear.

    Make sure to look specifically at your springs, pulleys, tracks, rollers, cables and your hardware. Do you notice any loose hardware? A fraying cable? A sound you didn’t hear last time you opened and closed your door?

    Check out your mounting hardware as well. Mounting hardware is your screws and hinges. Make sure they are secure.

    Another task monthly you should do while visually inspecting your garage is cleaning your tracks. Take a damp cloth and wipe the tracks down. Make sure to dry them when you’re done. Keeping the tracks free of debris or built up residue will help them perform optimally.

    Every month is also a great time to lubricate your garage door or check if any parts need lubricating. Lubrication should be done, at a minimum, twice a year, but checking monthly is good practice. Don’t use WD40, use a silicone or lithium based spray. You can find this spray on Amazon or a local hardware store.

    Spray lubricant on all tracks, hinges, and rollers. This will help to prevent damage to those parts, and allow the door to open smoothly.

    Lastly, put a small soft object in the path of the garage door sensors and try to close your garage door. Your door’s auto reverse function should automatically open your garage door back up again. This is a very important safety feature, and checking that it is operating properly is a good idea. Takes 30 seconds! If it doesn’t work, call a professional ASAP!

    All of these tasks each month will take 10-15 minutes of your time and is well worth it!

    Extra Credit

    Checking the balance of your garage door is another important maintenance task, but you need to know what you’re doing. Here are some quick steps if you feel comfortable performing this task. Otherwise, it’s best to call a garage door company.

    Step 1: Disconnect your garage door opener.

    Step 2: Manually lift the door and check that it glides smoothly on the tracks, with no resistance.

    Step 3: If you lift the door, it should stay open. If not, or it’s hard to open manually, then your door is not balanced.

    If your door isn’t balanced, call a professional garage door company to balance it for you.!

    We recently replaced this old garage door trolley on this genie garage door opener.

    In the picture below, you can see the difference between the old trolley carriage, and the new part we are replacing it with.

     

    genie carriage trolley

    You’ll know if your trolley is starting to wear if you begin to hear a grinding sound when your garage door is opening and closing. If your door won’t open or close easily either, you might have a worn trolley carriage.

    This customer’s repair was on their Genie opener. They had their springs replaced about a year before. There was normal wear and tear on the garage door springs, and used another company to replace them.

    This company put in springs that weren’t the right size for the door. They were too small, so it caused the opener to wear more quickly. It took less than a year for the grinding sound to start.

    You can see and hear in the video below what the grinding sound sounds like. At the end of the video, we’ve already replaced the trolley, so you can hear the difference!

    Trolley Repair Video

     

    Repairing the trolley was very easy. We just exchanged the old for the new, and that’s it! The repair took less than an hour, and after we were done, got to installing a proper sized spring. We adjusted the spring’s tension, so that the spring can carry the weight of the door as it should!

     

    It’s important to maintain your automatic garage door. Quick and easy maintenance that you can do monthly is the best way to keep your automatic garage door in good shape and prevents bigger problems from growing.

    Most of these garage door maintenance tasks can be done by a handy homeowner. Professional garage door companies also generally have a maintenance service call that is a standard, fixed price.

    Below are 3 easy garage door maintenance tasks you can perform yourself.

    1. Weather Seals

    Every time the season changes, it’s a good time to check the seals on your garage door. The sealant used on garage doors protects your garage from extreme air and moisture. Basically, what helps keep it cooler in summer and warmer in winter.

    Four times a year, run your finger along the seal and notice any tears or cracks. If you find some, your door needs to be re-sealed.

    The benchmark of checking this every season has two purposes. It’s easy to remember. Also, when the weather changes, the sudden change from hot to cold or vice versa can cause the sealant to crack more easily.

    2. Garage Door Tracks

    The best thing you can do, and it’s easy too, is to wipe down your garage door tracks every month. Simply take a rag and as you wipe, check for any bumps or dents. Any part of the track that is worn or has bumps can cause the door to go off-track when it is operating.

    Debris and residue on the tracks can also cause the misalignment. While you are wiping, be sure to clear debris and rub off any built of residue. Make sure you dry them completely once you are done cleaning.

    3. Lubrication

    Lubricating your garage door every month or so is a great idea, and easy to do. Especially if you notice your garage door isn’t moving smoothly along the tracks, or is making more noise than usual.

    We don’t recommend using WD-40. Instead, choose a silicone or lithium based lubricant.

    Once you get the right lubricant, spray: the arm bar, chain rail, metal rollers with ball bearings and hinges.

    Make sure you do not spray: the springs, the chain, or the bottom of the chain rail.

    If you get regular maintenance with a professional garage door company, they can quickly lubricate your doors during the service.

    Checking your doors regularly for anything abnormal can help prevent bigger garage door emergencies from popping up. This not only saves a big hassle, but can save you a lot of money as well!

    Our latest job was a big switcheroo with some garage door openers.

    Our customer, Steve, has a 3 car garage, so one two car garage door and one one car garage door. The opener that was installed on Steve’s 2 car garage door was a 1/3 HP. This is too small for this size door, and would be better for his one car garage door. So, that’s what we did!

     

    Now that his one car garage door has a perfect opener, we needed to give Steve an opener that is the right size and power for his two car garage door. Steve ended up choosing a new LiftMaster 1/2 HP chain drive opener.

    It’s very important that you have the right opener for your garage door.

    There are 3 kinds of openers:

    1. Chain drive opener: This is the most common opener and uses a chain to pull or push the trolley on your garage door when opening or closing. Chain drive openers are the most affordable, but also the noisiest on the market.
    2. Belt drive opener: Belt openers use a belt, instead of a chain, to open or close your garage door. They are more expensive than chain drive, but much quieter.
    3. Screw drive opener: These are noisier than a belt drive, but less than a chain drive. They use a threaded steel rod to move the trolley. Because there are less parts on a screw drive opener as compared to chain or belt. They also require less maintenance overall, which can cut down on costs over the lifetime of the opener as compared to the other opener types.

    Openers also come with different horsepower speeds, and a professional garage door company can safely choose opener options that meet the needs of your garage door. The opener needed must be a good match for the weight and size of your garage door. In Steve’s case, 1/3 wasn’t enough for his larger two car garage door, but a great match for his one car garage door.