NYC & NJ Finest Doorman Blog

Preventative Maintenance for Rolling Steel Gate Doors

Posted by Gray Decker Ariam on Sun, Jul 02, 2017 @ 04:03 PM



  • Increase operational efficiency, safety and reliability
  • Extend useful life of your equipment
  • Reduce probability of equipment malfunctioning
  • Decrease costly downtime
  • Decrease long-term repair expense
  • Establish relationship with experienced, service-oriented professionals



1. DOOR IS HARD TO RAISE BUT EASY TO LOWER. SOLUTION: Springs require more turns. Raise door to fully opened position and add spring tension (1/8 turn at a time) until the same resistance is felt lowering the door as is felt raising the door. Adjust tension wheel with steel winding bards 3’ long and diameter ½” or ¾”.

2. DOOR IS HARD TO LOWER BUT EASY TO RAISE. SOLUTION: Springs require fewer turns. Raise door to fully opened position and remove spring tension (1/8 turn at a time) until results listed in example 1 are achieved.

3. DOOR HANGS UP AT ENTRANCE INTO GUIDES. SOLUTION: a. Bellmouths might be out of position away from the headplate allowing endlocks to wedge. Loosen attachment nut and locate edge of bellmouth snug against headplate and tighten. b. Endlocks might have become loose and tilted out of position. Drill out loose fasteners and reattach with suitable fastener. c. Curtain might have been bent and damaged enough to wedge in guides. In some cases the bellmouths can be removed from the guide entrance and the curtain lowered outside of the guides and straightened. Be careful not to allow curtain to rapidly unwind off the counterbalance.

4. ELECTRIC OPERATOR STOPS TOO SOON; DOES NOT REACHT THE OPEN OR CLOSED POSITION. SOLUTION: Operator limit switch setting has become out of phase with the door. Reset the limit switches. See operator installation instructions for method of resetting limits.

5. OPERATOR DOES NOT RUN. SOLUTION: a. Verify that electric power is available to the operator. b. Verify 24 VAC control voltage form operator transformer. c. Verify condition of hoist interlock switch. d. Verify condition of slidebolt interlock switch.



To keep door in good working condition:

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.





  1. Inspect door alignment and level.
  2. Inspect slats and endlocks for damage.
  3. Inspect guides, bottom bar and hood for damage.
  4. Inspect all weather-stripping for wear or damage.
  5. Adjust spring and lubricate bearings.
  6. Inspect and tighten fasteners.
  7. Inspect and lubricate chain hoist.
  8. Inspect locks for proper operation.
  9. Inspect and tighten all sprockets and shaft collars.
  10. Inspect safety labels, placement and condition.



11. Inspect and adjust limit switches.

12.  Inspect and adjust belts.

13.  Inspect and adjust brake.

14.  Inspect gear reducer.

15. Inspect operator mounting.

16.  Inspect and test disconnect.

17.  Inspect and lubricate roller chain. 

18. Inspect and tighten all sprockets.

19. Inspect safety labels, placement and condition.



20. Inspect fuse links and replace painted fuse links.

21. Drop test door for proper operation.

22.  Check that door is properly reset.

23.  Test electric fusible links for continuity (where applicable).

24. Test smoke detector (where applicable).

25. Test hold-open devices and time delays (where applicable).

26. Inspect safety labels, placement and condition. 

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Tags: Rolling Steel Fire Doors, Troubleshooting Guide, Preventative Maintenance for Rolling Steel Doors, Benefits of Preventive Maintenance, Recommended Preventive Maintenance, Electric Operators