Garage door tune-ups and maintenance

DASMA calls the garage door probably the largest moving part in your home and notes it's typically used every day, so parts wear out and break over time. Its advice is monthly safety checks by the owner and an annual visit from a trained door systems technician. DASMA also says the life of a door can be extended in most cases by regular maintenance, and that regular lubrication of the springs, as the manufacturer specifies, helps maximize spring cycle life.

Balance is the other big reason. A door that's out of balance makes the opener do the springs' work, and DASMA's checklist treats balance as part of safe operation: the door, the opener and the entrapment protection only work safely together when the door is balanced. Catching a weak spring during a tune-up usually means a planned spring change instead of a bang on a cold morning.

IDA, the International Door Association, lays out monthly checks a homeowner can do. Start with a visual inspection: with the door closed, look over the springs, cables, rollers, pulleys and hinges for wear, damage or fraying. Then test the balance. With the door closed, pull the opener's manual release and lift the door by hand; it should move smoothly with little resistance and stay open. DASMA's checklist adds that it should hold about 3 to 4 feet off the floor.

Next, test the safety features. Lay a 2x4 flat in the center of the opening and close the door with the opener; it should reverse when it touches the board. DASMA explains that a 2x4 is used because it's an inch and a half tall laid flat, and that federal rules call for that test. For the photo eyes, wave a broom handle through the beam as the door closes, and the door should reverse. IDA also suggests lubricating the hinges and rollers twice a year.

• Leave alone: springs, cables, bottom brackets, red-painted fasteners and anything they're fastened to
• Stop and call if the door is hard to lift, won't stay open, or fails either reversal test

Delaware swings from cold winters to hot summers, and the state climate office at the University of Delaware describes it as a transition zone between humid subtropical conditions to the south and humid continental conditions to the north. Springs, cables and seals all feel it. DASMA's spring-life sheet lists extreme heat or cold, frequent precipitation and salty coastal air among the conditions that shorten spring life, and recommends keeping the door closed in them whenever possible.

Near the beaches, the yearly visit matters more. DASMA's spring guidance specifically flags proximity to a saline coastal location, and on doors near the water we pay extra attention to rust on springs, cables, bearings and bottom brackets. Farm and shop doors that cycle all day in dust and weather wear faster too, and are worth checking more than once a year.

Most noise comes from dry or worn rollers and hinges, loose hardware, or springs that need lubrication. DASMA notes that springs can squeak from normal use and that a spray-on lubricant made for garage doors often quiets them; if the noise keeps up, have the door looked at. Rattling and banging usually means loose track or hinge fasteners, or rollers worn flat or out of round.

Some noise is a warning. Grinding from the opener, popping from the springs, or a bang as the door hits the floor can mean a part is failing or the door is out of balance. A tune-up separates the noise that lubrication and tightening can fix from the noise that means it's time for a repair.