NYC & NJ Finest Doorman Blog

The Importance of Having a Maintenance Plan for Roll-Up Doors

Posted by Elizabeth Aceves on Mon, Dec 30, 2019 @ 10:45 AM


Sometimes roll-up doors can fail unexpectedly, endangering our workers.

Under normal operation, roll-up doors operate smoothly, so smoothly that most workers may not realize the hazard that a failed door can present.

Are you and your workers aware that your commercial garage door or your industrial door can easily weight more than half of a ton? Take a moment to analyze the potential danger if one of your roll-up doors fail, allowing it to free-fall and hit one of your workers.

Consequence of not giving a proper maintenance to your commercial doors

Most commercial doors and industrial doors do not have an auto-reverse feature, such as the Commercial Operator Bottom Sensors. These sensors stops and reverses the door upon contact with an obstruction, such as a person or an object.

Here are some simple examples of what could go wrong if your door doesn’t receive the maintenance that is required:

  • The drive sprocket could disengage from the shaft, allowing the door to free-fall closed.
  • As the door ascends from the top of the frame, the drive chain could jump the sprocket, allowing the door to free-fall closed.
  • As the door is open, the chain can break, allowing the door to free-fall closed. At the same time the chain can also fall on the floor presenting a 2nd hazard.
  • Without the proper maintenance, sometimes the motor of your door can keep working even after the door has been fully open or fully closed.

It is important to schedule regular inspections and maintenance, as well as adequate funding to support your preventive maintenance plans, and workers' continual situational awareness.

Investigations made by the Office of Environment, Health, Safety and Security (E.H.S.S.). revealed that most issues with the roll-up garage doors were caused because preventive maintenance had not been performed on the schedule recommended by the manufacturer due to lack of funding. Some other times it is simply as a result of the age and continuous use.

Because of their weight and design, roll-up doors require frequent evaluation and servicing to avoid malfunction and - by extension - possible injuries to you and the members of your staff.



These are some simple recommendations given by the Office of Environment, Health, Safety and Security (E.H.S.S.) for the safe operation of roll-up doors are provided as examples.

1. Regularly scheduled a preventive maintenance (PM).

2. Have adequate funding to support the PM program.

3. Offer training to workers, so they are aware of the roll-up doors hazards.

  • Teach them to not stand or walk under a moving door; wait until it has stopped moving.
  • Whenever possible, use a "personnel door" instead of walking under a raised door.
  • Raise doors to the fully open position, which allows the door to travel to its upper limits and allows the spring to counterbalance the door and hold it in position.
  • Keep the door in full view and free of obstructions while operating.
  • Maintain awareness when walking or using equipment under or near a door stopped in the "up" position.

Finally, it is very important to allow only trained door technicians to install, adjust or perform maintenance to your roll-up doors.

Only trained technicians should install, adjust or give maintenance to your doors


The frequency will vary according to the climate and other conditions under which the door regularly operates. Some preventative maintenance may be required monthly, while other types of maintenance should be undertaken every three to six months. To determine the best preventative maintenance schedule for your overhead doors or loading dock equipment contact The Overhead Door Company of The Meadowlands & NYC for a consultation.

For more information, please give us a call at 973-471-4060 or email us at:

24 HR Emergency 1-201-273-7605

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.


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Tags: overhead doors in New York City, overhead doors in New Jersey, Recommended Preventive Maintenance, commercial door accessories, commercial door sensors, commercial doors in NYC, maintenance plans for rolling doors, maintenance plans for roll up doors, preventive maintenance for commercial doors, commercial operator bottom sensor

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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Very Big Doors 3

The expert servicemen of Overhead Door Company of The Meadowlands & NYC are always available to provide rolling door and fire door service; repairs, installation and maintenance to meet the needs of your business. Get the best Preventive Maintenance for your rolling doors. Click the "Schedule Service" below!

For more information, please give us a call at 973-471-4060 or email us at: 
24 HR Emergency 1-201-273-7605

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.

Schedule Service

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