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    Garage Door Repair

    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.

    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!