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Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors

Posted by Gray Decker Ariam on Sat, May 06, 2017 @ 12:35 PM

 

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors; serviceman inspecting door.Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors; Dasma Technical Sheet #270.

Introduction

This Technical Data Sheet is intended as a reference for Building Maintenance Supervisors. It may be used as a guideline for periodic review of rolling doors to discover the most common, easily visible problems. In no way does it replace the regular maintenance recommended in the door manufacturer's instructions. Contact the door manufacturer to obtain information regarding a trained service provider and maintenance intervals. TDS-270 is intended as a supplement to DASMA Technical Data Sheet #269, Rolling Door Performance Evaluation.

Headplate Brackets

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors; Head plate.

WARNING: Tension headplate brackets and counterbalance assemblies are under extreme spring tension and could result in death or serious injury.

1. Do NOT try to adjust the tension wheel (charge wheel). Call for service if spring needs adjusting.

2. Brackets should be oriented in the vertical plane and perpendicular to the wall; sway bracing may be necessary.

3. Brackets must be securely fastened to the wall or to the guide wall angles.

4. Call for service when expansion anchors appear loose in walls of masonry construction.

5. Call for service when bearing looks or sounds worn or damaged.

6. Watch tension bracket during operation. The tension wheel (charge wheel) and tension shaft must not rotate during operation of the door. Call for service if they rotate.

7. Inspect product safety label.

Guides

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors, Guides.

1. Wall angles must be secured to the jambs with fasteners in each slot.

2. Guide assembly fasteners must be secure in each hole/slot.

3. Guide gap must be uniform top to bottom.

4. Damaged/bent guide angles must not bind the curtain and bottom bar.

5. The stops at the top of guides must be in place and secured properly to stop the bottom bar at the top of each guide.

6. Inspect product safety labels.

Hood

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors; hood.

1. Hood, if provided, must be properly secured so it will not fall.

2. Hood must not bind against the curtain.

Door Operation

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors; door operation.

1. Door should stay in the open position; call for service if door must be propped open.

2. Door should be easy to operate near the open and closed positions. Door will require more force to open through the middle.

3. Force required to open the door should not exceed 35 lbs. on hand chain or 25 lbs. on crank operation. Significant deviations from these values may indicate a counterbalance problem requiring service by a trained door systems technician.

4. Evaluate the performance of electric doors quarterly. If the electric operator sounds like it is laboring/straining to open the door, then do the following:

- Close the door using the operator, engage manual operation, and open the door.

- Call for service if the force required to operate the door is excessive. A spring counterbalance evaluation should be considered.

- Operator limits must be set so 1) bottom bar is not tight against guide stops and 2) curtain does not sag when closed.

5. The operation of the door MUST be viewable/visible from the door control switch location.

6. Per the requirements of UL 325, constant pressure is required on the “close” or “down” button/switch for doors with no sensing edge on door bottom bar, or with no photoelectric eyes, or when sensing devices are not functioning properly.

7. Test the door sensing devices at least weekly: - Be sure to test at both ends of sensing edge for proper operation. - See DASMA Technical Data Sheet #368 for more information.

Schedule Service

8. Gear operated doors:

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors, Gear operated doors.

- Check that keystock is properly set in keyway

- Look for broken teeth and debris.

- Clean and lubricate gears.

- Tighten set screws.

9. Sprocket and roller chain drive:

- Check that keystock is properly set in keyway

- Align sprockets as required and tighten set screws.

- Inspect roller chain for damage or wear using DASMA Technical Data Sheet #268.

- Clean and lubricate the roller chain. See DASMA Technical Data Sheet #268.

Curtain Slat & Grille Rods

1. Close and open the door

2. The curtain/rods and bottom bar must move freely in the guides and not rub against the header or the opening in the ceiling.

3. Call for service if curtain endlocks or grille rods rub against the headplate bracket.

4. Endlocks and windlocks must be securely fastened to slat ends.

Product Safety Labels

Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors, product safety label

1. Product safety labels should be periodically inspected and cleaned by the product user.

2. Replacement labels should be ordered from the door manufacturer.

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Credit: DASMA Technical Data Sheet #270

The expert supertechnicians of Overhead Door Company of The Meadowlands & NYC are always available to provide repairs, installation and maintenance for your rolling doors

For more information, please give us a call at 973-471-4060 or email us at: info@dockndoor.com We service Northern New Jersey (Bergen, Passaic, Hudson, Union, Essex, Morris, Hudson, Hunterdon, Middlesex, Mercer and Somerset county/counties), Manhattan, New York City, Brooklyn, Queens, Staten Island, Bronx, Westchester and Rockland.

Tags: Planned Maintenance, TDS-270, Dasma Technical Sheet, Headplate Brackets, Hood, Door Operation, Product Safety Labels, Curtain Slat & Grille Rods, Planned Maintenance for Rolling Steel Doors

Planned Maintenance

Posted by Ranee Patel on Fri, Apr 01, 2016 @ 10:33 AM

As a property owner/ manager, you are sensitive to the security of your tenants, building and staff. A planned maintenance (PM) program will reduce "performance anxiety" with benefits like: 

  • Life Extender: increases the longevity of your operating systems
  • 24 Hour Emergency Attendant: provides a technician at any hour of the day and a dedicated dispatcher
  • Proactive Health: puts you in a positive & preventative situation instead of a reactive & curative appreach
  • Bill Reducer: creates a lower cost apprach than emergency calls

A PM can be performed on: loading docks, loading dock levelers, commerical garage doors, garage motors, rolling steel or roll up doors, sectional or panel doors. A PM is very useful for newly installed equipment, parking garages and active loading docks for shipping and receiving. 

Without a PM, the cost of emergency services equal the cost of three PMs. 

For more information, please call us at: 973-471-4060 and ask for the Service Department. 

Tags: Planned Maintenance, Dock and Door Repair Company, Maintenance Agreement, Dock Lift Repair, Service Contract, Service Agreement