Home Pro Home Inspections - Rochester MN » Garage

Garage Door Opener Maintenance Tips

rickerickson — Mon, 29 Aug 2011 15:39:07 +0000

If you have a garage, chances are that you also have at least one garage door opener. Your garage door opener is one of those things that runs day in and day out for years..until it doesn’t. Like anything, your garage door opener will operate properly, for a long time if it is properly maintained.

There are two main types of garage door openers used today. The Chain Drive is the most widely used, followed by the Screw Drive. At least a couple of times a year you should inspect your garage door and make any necessary adjustments and maintenance. Below are some tips to help you keep your garage door opener maintained and operating properly for years to come.

Loose Bolts/Hardware

The major problem with garage door openers is the vibration as a result of the door going up and down. Take a screwdriver, ratchet or adjustable wrench and make sure that all nuts, bolts and screws are snug up and tight.

Lubrication

Keeping your chain or lead screw oiled will help to reduce wear, noise and corrosion. A properly oiled chain and lead screw will operate more smoothly and last longer. You should also make sure that the garage door rails and wheels are properly greased so that they slide easily without binding.

Chain

As I point out at many home inspections, it is important that the chain does not have excessive slack. Excessive slack will cause your door to close hard, and not travel smoothly. In some cases the uneven and jerking movement from a loose chain can result in cracking at the top panel where the lift mechanism is attached. Make sure that your chain is taught, and not over tightened.

Electric Eye and Auto Reverse

These safety features help to prevent the garage door from coming down on and crushing or pinning an object, human or a pet. Make sure that the electric eyes are un-obstructed and clean. With the door traveling downward, simply pass an object into the light beam. If they are working properly they should reverse the door to open. The auto reverse has two screws located on the garage door assembly that are used to adjust how much force will be applied before the door reverses. If physically obstructed in the downward travel, the door should easily reverse. If the door does not reverse when lightly obstructed, simply adjust the down force screw until the door reverses with only a slight amount of obstruction.

Light Bulb

One of the most underrated areas of your garage door opener is the light bulb. Most people never even think about the light until it quits working. It’s a good idea to change your light bulb every 18-24 months just to make sure that it works when you need it.

Rick Erickson, Home Inspector, HomePro Home Inspections, Serving Rochester and Southeastern, MN. 507-202-8942

Rochester MN Home Inspector Drives By Roof Collapse

rickerickson — Fri, 19 Mar 2010 13:25:21 +0000

Recommend further evaluation by Licensed Structural Engineer

We had a lot of snow this past winter and apparently the load exceeded the design specifications of this garage roof. Or maybe deferred maintenance caught up with structure. Whatever the case, it appears this garage is near the end of it’s useful life .

Your home inspector saw this as I was passing by and couldn’t resist stopping and taking a picture.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Rochester MN Home Inspectors Discuss Damaged Garage Door

rickerickson — Sun, 28 Feb 2010 20:57:07 +0000

Click here to view the embedded video.

In the attached video of a cracked garage door top panel. I come across this defect quite often during home inspections. Improper adjustment of the garage door tracks and/or the drive chain can result in jerking of the door during operation. The jerking can result in flexure at the center of the door when the panel is in the horizontal position. There is a lot of stress at the connection point where the chain drive is connected to the garage door.

If your garage door is flexing or jerking during operation, contact a local Rochester or Southeastern MN contractor specializing in garage door installation.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Rochester MN Home Inspector Recommends Sealing Your Driveway And Garage Floor Gap

rickerickson — Tue, 03 Nov 2009 15:11:10 +0000

Seal At Garage Floor And Driveway

Quite often during a home inspection I will note a gap between the concrete driveway and the garage slab on the inspection report. Taking the time to fill the gap will be worth the effort. Excess water under the slab will cause the slab to raise in the winter as the ground freezes. The gap can be closed using a filler/backer rod and a self leveling sealant filler material.

The first step is to clean the gap, blowing away all dust and debris. If there is any depth to the void you will need to fill it with a filler material, sometimes called backer rod, or backer rope. This is typically a closed cell synthetic material that looks like one of those float noodles that the kids use in the pool. But a size that is slightly wider than the opening you are trying to fill. Your local Rochester, or Southeastern MN building materials store will have these materials.

Next, force the backing materials into the opening using a putty knife until you have about ¾-1 inch below the concrete surface. The backer rod material will support the filler sealant and will expand and contract as the seasons change. It also provides a surface that will not stick to the filler sealant. If the filler sealant is attached to three surfaces, it may not expand and contract properly and pull away from the concrete.

After the backer rod is installed, add the self leveling concrete filler or urethane type caulk. This material will fill the void and is self leveling. This material is designed to adhere well to concrete and will expand and contract with the seasons. Always follow the manufacturers directions for installation and cure time. Proper installation will give you a great result that will keep the gap filled for years to come.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Rochester MN Home Inspections Help On Energy Saving Doors

rickerickson — Mon, 28 Sep 2009 11:31:11 +0000

At first glance, an old leaky garage door may not seem like something that would contribute to your rising home utility bills, but just might be worth thinking about. A new, insulated garage door can reduce energy loss through the garage door by up to 71%.

An attached garage usually shares one or two common walls with your home. Hot or cold air leaking through your garage door will affect the interior temperature of your garage, thus affecting the adjacent living areas of your home. An insulated garage door will stabilize garage temperatures, thus reducing the effect on common garage/home walls.

A well insulated garage, with a well insulated garage door, can result in your garage being 10-20 degrees warmer that the outside temperature on a cold Rochester and Southeastern MN winter day. That 10-20 degrees can make a big difference on the temperature of adjacent walls located above or next to the garage.

Did you know that thanks to the stimulus legislation, if you purchase a new energy efficient garage door for your home, prior to Dec 31, 2010, you will not only save money on your heating bills, you may also qualify for up to $1500 in federal tax credits.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Home Inspector Shows How To Open Garage Door During Power Outage

rickerickson — Wed, 27 May 2009 11:39:16 +0000

Emergency garage door release

Most homeowners have automatic garage door openers to save themselves and their vehicles from the extreme Southeastern MN. weather conditions. It’s a great convenience and one that is often taken for granted until the day you lose all electrical power. You have somewhere you need to be and you can’t get in or out. Now what do you do?

Your garage door opener will have a short rope with a red “T” handle hanging near the drive unit. Pulling this T handle will release the door from the drive chain or belt, allowing you to manually operate the door.

Your home inspector suggests you test the emergency release from inside the garage, with the door down to make sure it works properly. It is VERY important to do this test with the door in the down position. If the springs are not adjusted properly, a released in the up position can crash to the ground! The rope with the T handle will release the door with a slight pull. The mechanism will re-engage when you move the door or run the opener.

When performing this test, have someone else outside the door. If there are any problems, they will be there to assist you. If you have questions, contact you’re your local Rochester MN, or Southeastern MN garage door company for details or to offer an explanation.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com