Short answer: A garage door tune-up is a full inspection and adjustment of the door and opener. We check the spring balance, cables, rollers, hinges, track and weatherstripping, tighten the hardware, lubricate the moving parts, and test the opener's force and safety reverse. Once a year is right for most homes. Twice a year makes sense in coastal fog areas or for doors used many times a day.
What's in our tune-up
Door system
- Balance test: does the door hold its position halfway up?
- Inspect the springs for rust, gaps and wear, and adjust tension if needed
- Check the cables for fraying and rust at the bottom brackets
- Inspect the drums, center bearing and end bearings
- Check rollers for wear and flat spots, and hinges for cracks
- Check the track for alignment, bends and loose brackets
- Tighten hinge bolts, track bolts and the opener mounting
- Lubricate the springs, hinges, bearings and steel rollers with garage door lubricant
- Check the bottom seal and side weatherstripping
Opener
- Align the safety sensors and test them
- Test the safety reverse with an obstruction on the floor
- Set the force and travel limits
- Check chain or belt tension and the rail
- Test the battery backup and its battery
- Check the remotes, keypad and wall control
You get a short written summary of what we found, what we adjusted, and anything that's starting to wear. Any repair is quoted separately. Nothing gets replaced without your OK.
Why it's worth doing
Fewer surprise breakdowns. Springs and cables give warning signs before they fail: gaps, rust, fraying, a door that won't stay balanced. A tech who sees a lot of doors spots them quickly.
Longer opener life. A door that's out of balance makes the opener lift more weight than it should, every single time. Keeping the door balanced is the best thing you can do for your opener.
Safety. The automatic reverse is the feature that keeps a closing door from hurting a child or pet. It drifts out of adjustment over time, and most people never test it.
Quieter door. Tightening and lubrication alone take a lot of the rattle out.
How often?
| Situation | Recommended |
|---|---|
| Typical household, inland | Once a year |
| Coastal fog belt (SF west side, Daly City, Pacifica, Alameda) | Twice a year, since salt air speeds up rust |
| Garage is the main entrance, used many times a day | Twice a year |
| Rental or property you're about to list or buy | Before move-in or listing |
Simple things you can do between visits
- Once a month, watch the door open and close. Listen for new noises and look for jerky movement.
- Test the reverse: close the door on a roll of paper towels laid on its side. It should reverse right away.
- Wave something through the sensor beam while the door is closing. It should stop and go back up.
- Keep the track clear and the sensor lenses clean.
- Leave the springs, cables and bottom brackets alone. Look, but don't adjust.
Avoid general-purpose penetrating sprays on garage door parts. They clean off the lubricant rather than replace it. Use a lubricant made for garage doors, or let us handle it at the tune-up.
For landlords, HOAs and property managers
We do tune-ups on multiple doors for rental owners, HOAs and property managers around the Bay Area. Regular inspections cut down on emergency calls from tenants and help document safety checks. Call us to set up a schedule.
Tune-up questions
How long does a garage door tune-up take?
About an hour for a typical double door and opener. It can take a bit longer if we find something that needs adjusting.
What if you find a problem during the tune-up?
We'll show you, explain how urgent it is, and give you a price. Small adjustments are part of the tune-up. Parts are quoted separately and only replaced if you approve.
Do new garage doors need maintenance?
Yes. New springs and cables settle and stretch during the first months, and hardware loosens with vibration. A check after the first year keeps the door running the way it did on install day.
Do you offer a maintenance plan?
[MAINTENANCE PLAN DETAILS, if you offer one.] Ask us when you book.
