Has your garage door opener been making strange noises or opening slower than usual? Have you noticed any issues with the photo eye sensors or remote access? These could be signs that your garage door opener needs attention. Performing regular preventive maintenance is the best way to keep your garage door opener running smoothly for years to come.
Introduction
A garage door opener is one of the most frequently used appliances in many homes. It provides convenient access to stored vehicles, tools, and other valuables. However, like any complex mechanical system, garage door openers can malfunction or break over time. Lack of preventive maintenance often shortens their lifespan and leads to expensive repairs or full replacements.
Industry reports indicate that a professionally installed garage door opener should operate reliably for 10,000 to 20,000 open-close cycles. But without proper maintenance, the average lifespan is just 5,000 to 7,000 cycles. At 4-5 uses per day, worn out openers need service or replacement in as little as 2-3 years. The costs of new openers, labor, and servicer call fees can easily exceed $500.
By following some simple preventive maintenance tips, you can maximize your garage door opener’s durability and performance. Properly maintaining your garage door system will save you money, enhance safety and security, and add convenience to your daily routine.
Types of Garage Door Openers
Before learning how to maintain your garage door opener, it helps to understand the common types available. The three main kinds of openers are:
Belt Drive Openers
Belt drive openers are the quietest type. They utilize a rubber belt to open and close the door. The rubber belt muffles noise from the motor and moving parts. Belt drive systems require tension and alignment adjustments to keep the belt running smoothly.
Pros:
- Very quiet operation
- Smooth opening and closing
Cons:
- Belts can snap and require replacement
- Higher cost than chain drive openers
Chain Drive Openers
In chain drive openers, a metal chain connects the motor to the garage door. Chains create more vibration and noise during operation, but they are very durable. Regular lubrication is needed to prevent excessive wear or damage.
Pros:
- Durable and reliable
- Withstands frequent use
- Lower cost than belt drives
Cons:
- Noisier than belt drive models
- Chains can loosen over time
Screw Drive Openers
Screw drive garage door opener systems operate by rotating a threaded steel rod to move the door. Very little maintenance is required for the screw drive mechanism. These openers are a good choice for installing in climates with extreme hot or cold temperatures.
Pros:
- Virtually maintenance free
- Operate well in extreme temperatures
- Very durable and reliable
Cons:
- Higher cost than chain or belt drive openers
- Still produce some operational noise
Common Garage Door Opener Problems
To properly maintain your garage door opener, you need to be aware of the most frequent problems homeowners encounter:
- Misaligned photo eye sensors – Photo eyes act as a safety mechanism to reverse the door if an object breaks the beam between the eyes. If the eyes fall out of alignment, the opener may fail to close properly.
- Worn/broken door rollers – Metal rollers along the opening mechanism can crack or wear down over time. This leads to uneven door movement and causes strain on the opener.
- Failing circuit boards – Circuit boards control the opener’s motor and operational functions. Older boards are prone to frying or malfunctioning.
- Bent track – The metal overhead tracks can get knocked out of position, preventing smooth door opening.
- Burned out motor – Garage door opener motors have a finite lifespan. Regular use will eventually burn out the motor.
- Broken door springs – Torsion springs counterbalance the weight of the door to reduce motor strain. Broken springs overload the system.
Without periodic maintenance, these common issues can lead to a failing garage door opener. Routine inspections and tune-ups are essential for identifying minor problems before they cause breakdowns.
Preventative Maintenance Tips
Implementing a consistent maintenance routine for your garage door opener adds years to its operational lifespan. Here are some key tasks to perform regularly:
Inspect the Door Balance and Moving Parts
- Check for signs of binding or sticking as the door opens and closes. The door should move smoothly in both directions.
- Test the balance by manually moving the door halfway up. A balanced door should stay in place on its own.
- Inspect rollers, hinges, pulleys and torsion springs. Oil any stiff bearings or rollers.
- Tighten any loose screws, bolts or fasteners on the opener framework and tracks.
Lubricate the Opener Components
- Use light household oil or silicone spray lubricant. Don’t use grease or harsh solvents.
- Put 2-3 drops of oil on all roller stems and bearings.
- Lubricate drive chains, gears, sprockets, and bearings if you have a chain drive opener.
- Grease the garage door opener worm gear assembly and drive screw shaft.
Check and Adjust the Photo Eye Sensors
- Confirm the photo eyes are pointed directly at each other. The lenses must be clean and unobstructed.
- Check for a solid green LED light on both eyes when activated. No light indicates a malfunction or misalignment.
- If needed, loosen the eye brackets and adjust them to point at each other. Tighten the brackets when aligned correctly.
Test the Auto-Reverse Safety Mechanism
- Lay a piece of wood or box in the doorway threshold.
- Use the opener to close the door. It should automatically reverse open when it contacts the obstacle.
- If it doesn’t reverse, the photo eyes need realignment or the motor may need adjustment.
inspect the Remote Access and Keypad
- Make sure remotes and wireless keypads operate the door properly. Replace batteries if needed.
- Program new remotes or keypad codes if necessary. Refer to the opener’s manual for instructions.
- Lubricate the antenna mast on the motor unit to ensure clear remote signal transmission.
Limit Opener Usage
- Avoid excessive cycles whenever possible. Open and close the door manually when practical.
- Disconnect the opener when inspection or maintenance tasks require lifting the door manually.
- Don’t let children play with the remote to cycle the door needlessly.
Schedule Professional Inspections
- Most manufacturers recommend professional opener inspections every 1-2 years.
- Qualified technicians will inspect for signs of wear, misalignment and needed adjustments that you can’t perform yourself.
- Routine professional maintenance checks will identify potential problems before they cause breakdowns.
Benefits of Preventative Maintenance
Consistently performing the maintenance tips outlined above offers many benefits:
- Saves money – Preventive maintenance is far less costly than emergency repairs or replacing the entire opener. Keeping your existing opener functional for as long as possible avoids expensive service calls.
- Enhances safety – Checking and adjusting the auto-reverse mechanism ensures the door won’t close on people or objects. This prevents injuries, especially for families with children or pets.
- Secures your home – Preventing opener malfunctions keeps your garage access secure. Faulty openers could allow easy unauthorized entry.
- Increases convenience – Taking good care of your garage door opener means not having to deal with unexpected problems or breakdowns. You’ll always be able to access your vehicles, tools or supplies.
- Extends lifespan – The average lifespan of most openers is only 5-7 years. Performing regular maintenance can extend that to 10-15 years or longer before needing new parts or full replacement.
- Maintains property value – Keeping your garage door components in good working order increases the value of your home. Faulty openers and doors detract from curb appeal.
Avoiding the significant hassle and expense of major garage door repairs or replacements is reason enough to make maintenance a priority. An hour performing maintenance every 3-6 months will add years of reliable operation.
Professional Maintenance Services
Certain garage door opener maintenance tasks should only be handled by qualified professionals. This includes:
- Major repairs or replacement of broken parts. The technicians will have the expertise, tools, and parts on hand to properly service openers.
- Spring winding and adjustment. Torsion springs are under extreme tension and can cause serious injury if handled improperly.
- Track alignment. Adjusting bent or misaligned horizontal tracks requires skill to get back into proper positioning.
When hiring a pro, look for companies that are licensed, insured, and have training credentials from the Institute of Door Dealer Education and Accreditation. Check reviews and references to verify quality of service. Obtain multiple quotes to compare reasonable rates.
Reputable professionals may offer regular maintenance service contracts on an annual basis.
Conclusion
Like any complex mechanical device, garage door openers need periodic inspection, adjustment and care to ensure reliable operation. Preventive maintenance is the most cost-effective way to maximize the lifespan of your opener and avoid expensive repairs or early replacements.
Implementing a regular maintenance routine just a few times per year will extend the service life of your opener for over a decade in many cases. You’ll enjoy enhanced safety, security, and convenience while adding value to your home. Be sure to address minor issues promptly before they can develop into major problems.
Knowing the basics of how your opener functions and completing simple maintenance yourself will preserve performance. But you may need to utilize professional services for complex adjustments or significant repairs. With proper preventive maintenance, your garage door opener will operate smoothly for many years to come, saving you money and hassle.
