Preventive Maintenance Inspection
Comprehensive preventive maintenance inspection procedure for residential and commercial overhead doors. This procedure covers a systematic visual and operational inspection, lubrication, hardware tightening, operator testing, and safety device verification. Regular PM inspections extend door and operator life, reduce emergency service calls, identify safety hazards before they cause injury, and maintain warranty compliance.
Warnings
This procedure should only be performed by qualified door service technicians familiar with overhead door systems and applicable safety standards.
Disconnect power to the operator before inspecting any moving parts.
Never attempt to adjust spring tension during a standard PM without proper training and winding bars.
Test safety devices after every maintenance visit to confirm proper operation.
Required PPE
- Safety glasses
- Work gloves
- Steel-toe boots
- Hard hat (commercial installations)
Tools Required
- Socket set (3/8 in. and 1/2 in. drive)
- Adjustable wrench (10 in.)
- Nut driver set
- Flat-head and Phillips screwdrivers
- Cordless drill/driver
- Tape measure
- Level (4 ft)
- Flashlight / headlamp
- Step ladder (6 ft)
- Spray lubricant (silicone-based or garage door specific — NOT WD-40)
- White lithium grease
- Rags / shop towels
- Digital camera or phone for documentation
- PM inspection report form
- 2x4 lumber piece (for auto-reverse test)
- Multimeter (for operator-equipped doors)
- Wire brush (small)
Procedure — 8 Steps
Step 1
Visual Inspection — Exterior
Begin the PM inspection from the exterior (street side) of the door. Stand back 10 feet and observe the overall door condition: Are the panels straight and aligned? Is the door sitting level on the floor with an even seal across the bottom? Are there visible dents, cracks, rust, or damage to the door face? Inspect the weather seals: check the bottom seal (astragal) for cracking, tearing, dry rot, or compression set — a worn bottom seal allows water, pests, and drafts to enter. Check the perimeter seals (side and top) for the same conditions. Examine the track where it is visible at the sides of the door: is it plumb, securely mounted, and free of dents or bends? Look at the exterior hardware: hinges, rollers (from the outside you can see the roller stems), and any exterior handles or locks. Note the general condition of the door finish: is paint peeling, is there oxidation on aluminum or galvanized panels, is wood showing signs of rot or delamination? For commercial doors, inspect the loading dock bumpers, seals, and any weather curtains associated with the door.
Pro Tips
- Photograph any damage you find during the exterior inspection — these photos serve as documentation for the customer and for tracking condition over time.
- A bottom seal that is cracked or compressed flat should be recommended for replacement. It is an inexpensive part that prevents significant water and energy loss.
- If the door panels are dented from vehicle impact, check the interior side for cracked stiles or hinge damage — exterior dents often cause hidden structural damage.
- Look at the ground directly in front of the door for water stains or pooling that indicate the bottom seal is not sealing.
Checklist
Training Videos
Disclaimer: These videos are produced by third-party YouTube channels and are not affiliated with Doorbot. Video content may not align exactly with the procedures above, may depict techniques that differ from DASMA or manufacturer recommendations, and may show tasks that are dangerous if performed without proper training and equipment. Always follow the written procedure, your company's safety policies, and applicable industry standards. Use these videos as supplementary reference only.
References & Standards
- IDA / Longen Foundation — Maintenance and Safety Resources for the Door Industry
- DASMA — Automatic Garage Door Opener Safety & Maintenance Guide
- Manufacturer-specific service manual