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Garage Door Repair - Garage Door Installation

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Getting Ready to Sell: Garage Door Updates

Dorothy was ready to put up her beautiful home in El Dorado Hills for sale. She wanted to improve her curb appeal before selling to make it more marketable. This includes switching out the garage doors, upgrading the garage door openers, and painting her house.  

The garage doors was old wood doors that were 30+ years old. Her garage door openers as well were 30 years old. 

Note here that any openers made before 1993 don’t come with an auto reverse feature. This important safety feature is crucial for garage door safety, and having it will help sell your home. Auto reverse means probably what you think – that the door will automatically reserve. This happens if there is something in the way of the sensors.

You should test that your garage doors do this, regardless of whether you are selling your home. Whether you are or aren’t, you can test by simply taking a rolled up newspaper and putting it in the path of the garage door. Now close the garage door. If the door automatically reverses upon sensing the newspaper, you’re good! If it doesn’t, call a professional!

When looking at different garage door options and what would make the most sense, Dorothy’s only requirements were doors that would compliment the style of her house, and that were durable.  Besides style, nothing else much mattered, as she was planning on painting her home, including her garage doors.

Dorothy ended up choosing Clopay garage doors, their T52 model. We added plain windows, which were a nice compliment to the large windows she has throughout her home.  

Dorothy needed 2 garage doors: 1 two car garage door and 1 one car garage door. They look great, especially with the windows!

As for the garage door openers, she went with the 8065 LiftMaster 1/2HP chain drive openers. This is very durable, and very affordable! 

Ready to be put on the market and photographed!

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How to Take Care of Your Garage

The difference between the longevity of a maintained garage door and an un-maintained garage door is YEARS! Caring for your garage door is a necessity to getting the most life out of it, and saving you money!

There are some easy ways to keep your garage door maintained properly. You can do these tasks monthly, quarterly and some are yearly. Many of them can be done on your own. It’s always a great idea to schedule a yearly maintenance check with a licensed company to catch anything you might have missed, or to fix anything you might not realize is broken, before it gets worse!

Monthly Tasks

Checking your tracks is something that can be done every month and only takes a few minutes.

Simply grab a wet cloth and wipe down your tracks carefully. Feel as you go for any bumps or dents that might need your attention. Cleaning the tracks also helps the door run more smoothly along them, as it removes any debris or built up residue.

Make sure to grab a dry towel and wipe the tracks dry when you’re done!

Quarterly Tasks

Check your weather sealant at the start of every new season. When temperatures change quickly, the sealant is more prone to crack or tear. So this makes the change of seasons a great time to check.

Sealant helps keep critters out of your garage door, but it also helps seal the door off from the air flow outside. In the summer this protects your garage from the hot air, and cold air in winter .

Checking this is easy, just take the tip of your finger and run it along the seal. If you feel any tears or cracks, either replace the sealant, or call a professional to do it for you.

Lubricating your door and parts is also something that is great to do quarterly. We recommend a lithium or silicone spray, NOT WD40. Lubrication helps your door run smoothly and more quietly.

Spray on your rollers, ball bearings, hinges, chain rail and the arm bar of your garage door. Avoid spraying the chain, springs or the bottom of the chain rail.
Simply performing these THREE tasks every month or quarter, can go a long way in catching any problems before they arise.

You save money just by checking these things, even if actual repairs are done by a professional garage door company. 5-10 minutes every month and quarter can really save you a ton!

Amarr Classica Steel Garage Door

We recently installed this beautiful Amarr Classica carriage house style garage door for a client. Below you can see the door in a walnut finish, with large windows as an accent.

amarr classica

The style you see above is the “Cortona” design with “Thames” windows with “Alpine” decorative handles and “Blue Ridge” strap hinges.

The Amarr Classica series is a top of the line carriage house garage door on the market today. The door has a variety of safety and design features that make this Amarr door stand out among the rest.

Large Windows

The Classica door offers large windows as part of the design. These windows let in more light than traditional sized windows and offer a more authentic carriage house look.

Wind Load Garage Door

These Amarr Classica series doors are “wind load” garage doors. This means they are designed to withstand high wind pressure and offer an interior wind load reinforcement system.

The wind load feature meets all local code requirements for your area.

Safe Guard Pinch Protection

The Amarr Classica door has a great feature called the Amarr “Safe Guard System”. The way the panels are put together ensure that fingers won’t be pinched if they a hand happens to be on the door when the door is operating. Amarr’s patented center end hinges safe bottom brackets, and pinch protection sections help to increase the safety of this Amarr door.

Steel, Not Wood

When you first see this beautiful door, in this Walnut finish, you would probably bet a hefty sum its wood. In fact, it’s steel. Steel is a durable, low-maintenance garage door material. Compared to wood, it’s lighter and easier to care for long term.

This Amarr Classica design offers all the beauty and design of a custom wood carriage house door, at the price and durability of a steel garage door. With low maintenance and a high safety rating, this Amarr steer garage door is a top pick amongst homeowners looking for style and affordability.

Lifetime Warranty

Amarr offers a lifetime warranty on all Classica garage door purchases.

Perfect Solutions Garage Door, in addition, offers a 5-year installation warranty on all Amarr Classica doors installed.


Garage Door Opener Guide

If you are in the market for a new garage door opener, then this post is for you. It can be difficult to figure out what garage door opener you want, and need. And what opener will work for your garage.

Garage Door Opener Horsepower

The first thing you need to understand is the difference between the horsepower sizes.

There are 3 different opener types: 1/3HP, 1/2 HP and 1 HP. 

1/3 HP garage door openers are perfect for a 1 car garage door or a light 2 car garage door.

1/2 HP garage door openers work well for doors made of wood and steel. This the minimum size for a 2 car or double garage door.

1 HP garage door openers work for double garage doors, or for very heavy doors.

The general recommendation is to size “up” for your opener HP. The price difference isn’t great, and a stronger opener will last longer and allow your other garage door parents to function at their optimum level.

Garage Door Mechanism Choice

After you decide what size horsepower you need, you then need to choose the mechanism. There are also 3 types here: screw drive, chain drive, and belt drive. The big choice here is price and noise level.

Screw drive openers are the middle of the road option. They aren’t super loud, but not the quietest, and cost more than a belt drive, but less than a chain drive.

Then you have a chain drive. This is the most affordable, but also the loudest. You also need to perform regular maintenance on them to work well.

Belt drive openers are the top of the line. They are the most expensive, but they also require no maintenance and are very quiet.

Opener Security Options and Features

Once you decide on the horsepower and mechanism type, you just need to see of those options, which opener has the features you want. There are a lot of cool features out there, and they don’t cost as much as you think.

Motion Detector Lights

Many new openers have this feature. The opener has a light attached and turns on when motion is detected. This is great for garage door security.

Rolling Code Tech

This is pretty standard now, but ensure your opener offers this. This changes the code of your garage door opener, so that a remote can’t be created  by a stranger. This will help you keep your garage door secure and prevent against break ins.

Fingerprint Tech 

Some openers have a fingerprint scan that allow only fingerprints registered to open and close the door.

Auto Reverse Feature

This is standard on all new garage door openers made after 1993. It’s a safety feature that will automatically reverse the door if it senses something in it’s path. This is essential for garage door safety, and we recommend anyone who has an opener made before 1993 to upgrade.

Garage Door Opener Apps

Garage door openers often now sync up with an app on your smartphone or tablet. You can turn on the garage door light, open or close it even when you aren’t home and control the opener right from your device! High tech!

Call a professional garage door company today if you are looking for a new opener. Not only can they install it, they can help choose the right horsepower, mechanism and features that fit your door, your wants, and your budget!

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Damaged Garage Door Panel + Replacement Project

Our customer called us after he hit the garage door as he was backing out. The garage door wasn’t fully opened before he started moving. This impact damaged the bottom two panels of the garage door. Whoops!

You can see the damage in the photos below. The impact cracked on panel, and dented the other panel.

Generally when you have a damaged panel, repair is either a brand new garage door or a panel replacement. If you’re lucky and your garage door is still being made, you can get panels to replace the damaged ones. This is a cheaper solution than purchasing a brand new garage door. If your door is old, or replacement panels aren’t available, it is time for a new door!

damaged garage door panel

damaged garage door panel

Clopay Garage Door Panel Replacement

Fortunately, their Clopay garage door is still in production. We were able to order 2 new replacement panels quickly. They had painters scheduled for the end of the week, so once the panels arrived, we headed over to install them.

Installation only took a few hours, and then they were ready for paint!

This door is relatively new, so being able to switch out the damaged panels is a great thing! The door looks like new, and it was a much cheaper fix than replacing the door.

fixed garage door panel

fixed garage door panel

After we installed the two new panels, we also balanced the door as the impact put it off balance.

We then lubricated the door and garage door opener. We recommend lubricating your garage door at least every month, or at least quarterly. Never use WD-40, but instead a silicone or lithium lubricating spray. You can find these at any hardware or home improvement store.

Now the doors are good as new and you can’t tell there was ever an impact to the lower panels of the door.

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Garage Door Replacement After Accident

Our latest project involved fixing this damaged garage door.

Our customer was leaving her house in a hurry, and backed out of her garage while the door was still closed. Uh oh!

Backing into a closed garage door of course resulted in some damage. You can see what we found when we arrived on the outside and inside of the garage door below.

Garage Door Replacement After Accident Garage Door Replacement After Accident

Repairing Damaged Garage Door

The main repair that needed to happen was replacing the damaged panel. However, our customer decided to go ahead and get a brand new garage door instead of just replacing the panel. She wanted a more durable, and thicker, door.

Once we installed her new door, we all installed braces to reinforce it as well. The new more durable door plus the braces should help lessen the impact of a future garage door accident.

Garage Door Replacement After Accident

Above you can see the braces we installed to reinforce the door. If an impact occurs again in the future, the new door plus the braces should minimize the damage. This of course depends on the force of the impact.

We also added insulation to our customer’s door. Her garage door faces west, so it was getting a lot of sun. Especially in summer, the garage was VERY hot. The insulation helps to regulate the temperature in the garage. It also acts as it’s own reinforcement of the door.

The last piece of this project was painting the garage door. We matched the paint of her trim to match the garage door. Even without the new garage door, painting your garage door to match the rest of your home’s color scheme is a great and inexpensive way to improve the curb appeal of your home!

Now the door looks great! It also opens more quietly and much more smoothly than it did before thanks to the new door, and insulation.

Garage Door Replacement After Accident

Garage Door Maintenance Tips

The best way to stop garage door problems before they become a big deal, is regular maintenance. Whether you perform these garage door maintenance tips or you hire a professional to come out periodically to check on your garage, is up to you. Proper maintenance is key to longevity of your garage door parts and safe, proper functioning.

Basic Visual Inspection

Once a month, visually inspect your garage doors. Notice any wear and tear, or something that looks different from the last time you checked. Focus on: your tracks, the springs, pulleys, cables, rollers and hardware. Do you notice any fraying cables? Are there any unusual sounds when opening and closing your door?

Take a look also at the mounting hardware. These are things like hinges and screws. Are they secure? If not, secure them.

Track Cleaning

During your monthly visual inspection, it’s a good idea to take a damp cloth and clean off the tracks. Debris and dirt can build up on the tracks, which can cause problems. Wiping them down monthly is a great way to prevent issues.

Lubricate Your Garage Door Parts!

Lubricating your garage door parts is really important. This is something you can do twice a year at minimum. We recommend using a lithium or silicone spray, not WD-40. You can buy a silicone based spray lubricant on Amazon or a local hardware or home improvement store.

Spray lubricant on: tracks, hinges and rollers. Lubricating these parts helps to prevent damage to those parts, and will allow your door to slide smoothly on their tracks.

Safety Feature Check

All garage doors made after 1993 have an auto reverse feature that prevents any person or object from being pinned down by the door. Checking that this is still functioning properly about once a year is a good idea.

The best and safest way to do this is put a rolled up newspaper or similar object in the path of the garage door. Then try to close your garage door, and see if the sensor senses the object and reverses automatically. If not, call a professional to address the issue ASAP!

Is your door balanced?

Another quick check you can do once a month is checking the balance of your garage door.

To DIY this,

  1. Disconnect your opener.
  2. Manually lift the door and check that it glides smoothly on the tracks, with no resistance.
  3. If you lift the door, it should stay open.
  4. If not, or it’s hard to open manually, then your door is not balanced.

If your door isn’t balanced, call a professional garage door company to balance it for you.

Taking 10 minutes each month to check your garage door for the above issues can save you a ton of money and headaches in the future. You can often catch problems before they become an expensive repair. Checking your garage also ensures it operates safely!

If you are in the greater Sacramento, CA area and are in need of a garage door company for maintenance, call us today!

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Broken Trolley Repair

This customer called us because their garage door wasn’t opening. They mentioned the garage door was making a very loud noise but they weren’t sure what the problem was. 

We came out and inspected the garage door. The issue was a broken trolley.

The old trolley on top, new on the bottom.

The sound you can hear in the video below is what a broken or worn out trolley sounds like. The trolley is the part that travels up and down the rail while the garage door opens or closes.

This is an easy fix. Not only did we change out the broken trolley with a new part, we also greased the rail as well. We use a white lithium grease for this.

white lithium grease for garage door rail white lithium grease for garage door rail

As you can see in the video below, the garage door not only works but sounds a bit better too!

Broken Trolley Repair Video: Before and After


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Replacing a Trolley Carriage

The picture below is a great example of what an old and work carriage looks like next to a new one. These carriage parts are for a Genie opener. You will know if your carriage needs repair if you hear grinding noises when your garage door is operating. Or if you have a hard time closing or opening your garage door.

This customer’s worn carriage also had a spring replacement around a year ago for normal wear and tear. The installer who did that spring repair installed springs that were too small for this particular garage door. This is a common mistake, but a costly one! Since the springs were too small, the garage door was heavy and caused a lot of wear on the carriage. It took less than a year for it to wear out.

Springs serve an important purpose. They help to carry and balance the weight of the garage door so your garage door lifts properly. When the springs can’t handle the weight, it puts the burden on the opener, which then weighs down the trolley carriage. Once the wear and tear is too bad,the garage door won’t open at all, or will open but not easily.

You can hear the grinding sound in the video below. Keep watching, and you’ll see the difference once we replaced the trolley carriage.



Steps to Fix the Trolley Carriage

The first thing we did was just replace the trolley carriage itself. We used a brand new carriage, which you can see in the image at the top. It’s an easy and quick fix, and not very expensive. This repair took us less than an hour.

After we did that, we installed the right size springs. We adjusted the tension so the springs will carry the weight of the garage door properly.


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Garage Door Sealing

Most garage door technicians will mention sealing your garage door if they are servicing your garage door, especially if they notice any cracks in your seal or an absence of a seal altogether.

There are many benefits for a sealed garage door, including insect prevention, home security and energy benefits.

Insect Prevention

It’s easy for insects like spiders and ants to enter your garage door through an unsealed garage door or a broken seal. This alone is a great reason to seal your garage door!

Home Security

A broken seal is a great opportunity to shove a crowbar under a garage door and get it open to gain entry to your home.

Sealing your garage door helps to keep a main entry point to your home more secure.

Energy Efficiency

If you have an attached garage door, the temperature of your garage directly impacts the temperature in your home. A garage door seal can help regulate the temperature INSIDE your garage, which will positively affect the inside of your home.

Whether you have an attached or detached garage, many people enjoy working in their garage, or keep their car inside. A garage door seal can help keep temperatures cool in the summer, and warmer in the winter, so your car stays comfortable and you can work with the door shut comfortably.

Spending some money to seal your garage, can lower your energy bills and help pay for the seal itself!


Should I seal my garage door?

Yes! The small investment has a ton of benefits, including closing off entry to insects and burglars alike, and contributing to energy savings in your home.

Call a professional garage door company today to have a licensed garage door technician check out the seal on your home, and give you a quote! An annual maintenance call is a great time to check the seal of your garage, and make any improvements and upgrades you need!

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