Residential Garage Door Maintenance
Checklist for Katy Homeowners

1 Visual Inspection

What to Check: Look for loose hardware, worn rollers, frayed cables, rust spots, damaged panels, and track alignment issues.

Step-by-Step:

1. Inspect door panels for dents, rust, or damage
2. Check cables for fraying or kinks (never touch springs!)
3. Look at rollers - cracks, wobbling, or missing pieces require replacement
4. Verify track alignment using a level (should be perfectly vertical)
5. Check all mounting hardware for rust or looseness
6. Look for water pooling near door bottom (drainage issue)

2 Test Safety Features

Critical Safety Test: Modern garage doors have built-in safety features that prevent injuries. Test these monthly!

Three Essential Tests:

1. Photo Eye/Sensor Test: Place a cardboard box in the doorway while closing. Door should immediately reverse. If it doesn't, sensors need cleaning or alignment.
2. Auto-Reverse Test: Close door and hold bottom edge gently as it descends. Door should reverse immediately upon contact. If it continues pushing down, force settings need adjustment.
3. Manual Release Test: Pull red emergency release handle. Door should disconnect from opener and operate manually. If door slams down, springs need professional adjustment immediately!

3 Lubrication (Katy Essential!)

Why It's Critical in Katy: High humidity causes rapid rust formation. Monthly lubrication creates a protective barrier against moisture.

What to Lubricate:

• Torsion springs: Spray liberally along spring coils (from ladder, never climb on door!)
• Hinges: Drop of lubricant where hinge pins enter (all door hinges)
• Rollers: Steel rollers only (nylon rollers don't need lubrication)
• Pulleys: Where cable wraps around pulleys at top corners
• Track edges: Very light coating inside top edges
• Lock mechanism: If you have manual lock

4 Clean Sensors & Tracks

Quick Task: Dirt, spider webs, and moisture on sensors cause door reversing issues. Katy's oak trees shed year-round, filling tracks with debris.

Cleaning Process:

• Wipe sensor lenses with soft microfiber cloth (check for fogging)
• Remove spider webs and dirt from sensor housings
• Vacuum tracks to remove leaves, rocks, and debris
• Wipe track interiors with damp cloth
• Clean bottom weather seal (remove dirt and debris buildup)

Spring/Summer Tasks (March-September)

• Deep clean door panels: Hose down, scrub with mild soap, rinse thoroughly
• Check weather seals: Replace if cracked or brittle (critical before hurricane season!)
• Inspect for heat expansion issues: Check track alignment in July heat
• Test backup battery: If your opener has one (essential for Katy storms)
• Extra lubrication: Humidity peaks in summer - add extra protective layer
• AC drainage check: Ensure AC condensation isn't pooling near door tracks

Fall/Winter Tasks (October-February)

• Pre-winter inspection: Check for wear before occasional freezing temps
• Weather seal integrity: Ensure bottom seal creates complete barrier
• Opener cold-weather test: Some openers struggle in cold - test operation
• Hardware tightening: Temperature changes loosen bolts/brackets
• Check for rust: Winter moisture accelerates corrosion - treat any spots
• Test manual operation: Ensure you can operate door if power fails in winter storms

Even with diligent DIY maintenance, annual professional service is essential. Technicians have specialized tools and training to catch issues you can't see and perform adjustments that aren't safe for homeowners.

What's Included in Professional Tune-Up:

Maintenance plan members save an average of $250/year on repairs!