Springs, cables and drums
Spring tension and balance, cable wear where it wraps the drum, set screws on the drums and the condition of the shaft bearings. A door that is out of balance wears out its operator as well as its springs.
Rolling steel, dock doors, operators, fire doors
Commercial Door Preventive Maintenance in Miami
A commercial door rarely fails without warning. The spring loses tension, the cable frays at the drum, the operator's brake starts to slip. A maintenance visit finds those signs while the door still works, and fixes them on your schedule instead of in the middle of a shipment.
Annual PM is $349 for the first door and $225 for each additional door on the same site. Semiannual PM is $649 for the first door and $425 for each additional door.
Licensed & insuredLicense 26BS00015, residential and commercial
20 years’ experienceCompany founded 2021, trade experience long before
Hurricane code compliantDoors approved for the Miami-Dade HVHZ
On every visit
What the technician checks
The same list on every door, so the log from this year can be read against the log from last year.
Tracks, rollers, guides and slats
Sectional tracks for alignment and loose fasteners, rollers and hinges for wear. On rolling steel, the guides, the slat end locks, the bottom bar and the coil in the hood. Everything that moves gets lubricated.
Operators and safety devices
Limits, brake, clutch, drive chain and the logic board, then the photo eyes, edge sensors and reversing test. A door that does not reverse on an obstruction is a safety problem before it is a repair.
Published prices
Preventive maintenance prices
Per site, per visit. The first door carries the trip; every door after it on the same site costs less.
| Plan | First door | Each additional door, same site |
|---|---|---|
| Annual, one visit a year | $349 | $225 |
| Semiannual, two visits a year | $649 | $425 |
Parts and repairs found on the visit are quoted from the commercial rate card and done only after you approve them. Dock levelers and seals are on loading dock repair.
Annual or semiannual
Match the plan to the cycle count
Every spring is rated for a number of open and close cycles. A storefront rolling door that goes up in the morning and down at night uses a few hundred a year. A dock door at a busy distribution building can use that in a week. That is the whole reason there are two plans: one visit a year is enough for the first door, and the second needs two.
If you do not know how often a door runs, most commercial operators keep a cycle counter, and we read it on the first visit. From then on the log shows how fast each door is using up its springs, and we can tell you roughly when they are due instead of waiting for one to break. Replacing springs before they fail also means you choose a higher cycle spring for the busiest doors, which costs less over the life of the door than replacing standard springs every year or two.
Fire doors and the written record
The log the fire inspector asks for
Fire rated rolling doors sit open for years and are expected to close the one time it matters. NFPA 80 calls for them to be inspected and tested at least once a year, including a drop test that proves the door closes fully on its own and can be reset afterwards. We add the fire rated doors to the same visit and write each test into the log.
Each door is listed by where it is on the building, dock 1, dock 2, the rear service door, so the person who reads the log next year can find the door it describes. The log records what was adjusted, what was lubricated, what is wearing, and what we recommend replacing, with a written price for each item from the published rate card.
Where we do this
Buildings we maintain across South Florida
Distribution buildings in Doral and Medley, the industrial units in Hialeah, Miami Gardens and Opa-locka, the business park in Miami Lakes and the cargo buildings around the airport in Airport West and Miami Springs. Self storage facilities, with hundreds of small rolling doors, get the same log by unit number. Residential owners have their own garage door maintenance plans.
Our work
What a maintenance visit looks at
Every photo in this section is our own work in Miami-Dade, Broward and Monroe County.
FAQ
Commercial door maintenance: questions
What does commercial door preventive maintenance cost?
Annual PM is $349 for the first door and $225 for each additional door on the same site. Semiannual PM is $649 for the first door and $425 for each additional door. Repairs found on the visit are quoted in writing from the commercial rate card before any work is done.
How often should a warehouse door be serviced?
Once a year for a door that opens a handful of times a day, twice a year for a dock door or a rolling door that cycles all shift. The cycle count is what matters: a spring is rated for a number of cycles, and a busy door uses them up in a fraction of the time a quiet one does.
Do fire rated rolling doors need an annual test?
Yes. NFPA 80, the standard fire marshals enforce for fire door assemblies, calls for inspection and testing at least once a year, including a drop test that proves the door closes fully on its own and can be reset. Keep the written record, because the fire inspector will ask for it. We can put the fire doors on the same visit as the rest of the building.
What do we get after the visit?
A written log for every door, listed by its position on the building, with what was adjusted, what was lubricated, what is wearing and what should be replaced before it stops the bay. Property managers use it to plan the next budget instead of paying for breakdowns.
Do you maintain doors another company installed?
Yes. We service rolling steel, sectional and dock doors and commercial operators whoever installed them. The first visit takes a little longer because we record each door from scratch.
Need a garage door fixed today?
Call now or request a free estimate online. Same-day service available across Miami-Dade, Broward and Monroe County.