Commercial Maintenance


Sectional Doors

Preventative maintenance frequency is a variable of the many conditions within which a sectional door is required to operate. How often a cycle of maintenance is required will be dependent on the geographic location, ambient environmental conditions and the general parameters under which the door must operate.

The following recommendations should be established as routine until experience dictates a different time period for your installation.

Track Monthly:

  • The track surface should be maintained free of all oil or grease. Check tightness of track bolts to angles and fasteners attaching angle to jambs for snugness.
  • Door Surface and Hardware - (Every six months as required)
  • Top Fixture - With door in the down position, adjust roller assembly holder so that the wheel is tight against the track surface on the door side. lightly oil the roller stem and races of the roller assembly wheel. Wipe off -excess oil. NOTE: This procedure for oiling should be followed for all roller assemblies in the end hinges and bottom fixture.
  • Oil the hinge points on all center hinges.
  • Check all door hardware fasteners for tightness and freedom for corrosive activity.
  • Bottom Seal - Inspect for damage and replace if necessary.
  • Counterbalance - (Every six months as required)
  • Drum - Check set screw for tightness.
  • Cable - Examine for frayed or broken strands.
  • Torsion Spring - Lightly oil across top of coils.
  • Winding Plug - Check set screw for tightness.
  • Anchor Plug - Check bolts which attach the plug to the anchor bracket for tightness and freedom from corrosion.
  • Mounting Brackets - Assure that the attachment fasteners to mounting pad are secure. Oil the bearings.
  • Shaft - Lightly oil contact points of components on shaft.
  • Couplings - Check connection of couplings for security.
  • Collars - Check tightness of set screws.

Never remove, adjust, or loosen the screws on the bottom brackets of the door. These brackets are connected to the spring by the lift cable and are under extreme tension.


  1. Oil all rollers (bearings).
  2. Tighten all loose bolts. Replace those that are missing.
  3. Lightly coat the (torsion-type) counterbalance spring with oil if moisture is prevalent in the area, or if rust is visible on the spring.
  4. Examine the cables for fraying.
  5. If door is electrically operated, engage the emergency hand chain (side mount, jackshaft type) or disconnect the connecting arm from the carriage assembly (drawbar, trolley type).
  6. After lubrication and inspection is completed, operate door by hand several times taking note of any binding, erratic shifting in tracks, rollers not turning, unusual noises. etc. The door should also be level (checked with a spirit level or by measurement, if there is some doubt). The level position is critical to proper operation and long life of rollers, cable, etc.

Some things not to do:

  1. Do NOT continue to operate a door that has been damaged and requires any degree of "additional effort to completely open or close. Have the unit repaired as quickly as possible and operate it by hand until the repairs are made.
  2. Do NOT attempt to use an electriC operator to "power open or close" a poorly operating or damaged door.
  3. Do NOT attempt to wind, unwind, or otherwise tamper with a torsion spring counterbalance.


The following observations should be established for continued safe and satisfactory door operation.
  1. Horizontal track becoming accidentally misaligned.
  2. Vertical track damage by vehicular traffic or contact with other detrimental objects.
  3. Weatherseal deterioration from chemical or extreme weather exposure.
  4. Door becoming difficult to open or close which may be due to the counterbalance requiring adjustment.

If any of these conditions are encountered, it is suggested that a qualified service organization be contacted to correct the problem.

Rolling Doors

To keep door in good working conditions:

Every Three Months

  • Oil all moving parts except the clutch mechanism on fire doors and the wool pile in the guides on rolling grilles or counter doors. The guides should be lubricated with a paste wax or silicone spray.
  • If electrically operated, check the operator gear reducer for oil leakage. If it is necessary to add oil, use Mobile Synthetic Oil AGMA 7 #SHC 75W90.
  • Check the tension of the roller chain between the operator and the door sprocket (see Figure A). If too loose, loosen the operator mounting bolts and slide the operator to tighten the chain (see Figure B). Retighten the operator mounting bolts.
  • Oil the interior roller chain on operators without gear reducer.

Every Six Months

  • Oil all exposed roller chains and on electric operators dry lube the limit switch shaft threads.
  • All bearings provided with grease fittings should be lubricated. If so equipped, find bearings located in the drive bracket and tension end of the COUnterbalance.
  • Fire doors should be drop tested unless more frequent testing is required by other codes. Always use the Drop Test Instructions located inside the tension headplate cover.
  • On crank operated doors and grilles the crank assemblies are sealed with grease and should not require lubrication.

The above frequency of maintenance is for normal operation. Severe duty or unusual operating conditions may require modification of the times between maintenance.