Commercial door planned maintenance programs
Emergency calls cost more and always land at the worst time. A planned maintenance program puts a technician on every door on a schedule, before something fails mid-shift, and leaves a documented service log for every door on the property.
How does a door maintenance program work?
Quarterly or semi-annual visits, set by how hard the doors run. Every door on site is inspected against the same checklist, adjusted where needed, and written up. Program customers get priority dispatch when something breaks anyway, and a single contact for every door on the property, whether that is one building or several sites.
The log is the point. When a door is sold, insured, audited or argued about, the record of what was inspected, adjusted and replaced on each visit is what answers the question.
The checklist is not ours alone. It follows the maintenance practices the Door & Access Systems Manufacturers’ Association publishes for building staff in DASMA Technical Data Sheet 270, the performance checks in TDS 269, Rolling Door Performance Evaluation, and the safety-device guidance in TDS 368, Edge Sensors.
Sources: DASMA Technical Data Sheet #270, Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors (PDF); DASMA Technical Data Sheet #269, Rolling Door Performance Evaluation by a Facility Manager or a Building Superintendent (PDF); and DASMA Technical Data Sheet #368, Edge Sensors (PDF). Checked 7 September 2026.How much does the maintenance program cost?
The annual program is $60 per door plus HST. Every door on the program gets a full inspection against the checklist below once a year, written up in its own log. Anything the inspection finds is quoted before it is repaired, and the repair labour and parts are extra to the $60. Doors that run all day can be put on a quarterly or semi-annual schedule instead, quoted by door count and how hard the doors run. The rest of the rate card is on the prices page.
What does every maintenance visit check?
- Springs and counterbalance: cycle wear, coil gap, torque
- Cables, drums and bottom brackets: fraying, seating, torque
- Track alignment, roller wear, hinge and fastener condition
- Safety edges and photo eyes: reversal response and alignment
- Operator force settings, limits, chain or belt tension
- Manual balance test at mid-travel
- Dock levellers, seals, shelters and bumpers where fitted
- Weatherstripping, locks and manual release
How often does the industry say these checks should happen?
The published floors, sheet by sheet: a rolling door inspected by a trained door systems technician at least annually; the performance of electric doors evaluated quarterly; sensing edges checked monthly, and on rolling sheet doors DASMA says to test sensing devices at least weekly; photo eyes tested monthly on commercial openers; and an immediate inspection after a high-wind event. A quarterly program is not a sales cadence, it is the middle of what the industry already asks for, and the inspection frequency guide carries the full breakdown with each document linked.
Sources: DASMA Technical Data Sheet #270 (PDF), annual technician inspection; DASMA TDS #286 (PDF), quarterly electric evaluation and weekly sensing tests on sheet doors; DASMA TDS #368 (PDF), monthly edge checks; and DASMA TDS #364 (PDF), monthly photo-eye testing on commercial openers. Checked 7 September 2026.Does the program cover high-speed doors and shutters?
The program covers every door type on the property, not just the sectional doors at the dock: high-speed doors on busy openings, rolling steel security shutters on storefronts and yards, automotive bay doors, and the operators that drive all of them. One visit, one log, one contact.
Which properties does a maintenance program suit?
- Multiple doors on one site with no service history
- Doors that are only ever serviced after they break
- No record of when springs, cables or safety edges were last checked
- High-speed or high-cycle doors that carry most of the site’s traffic
- Property managers with more than one building to keep track of
How do you start a maintenance program?
- Door countWe walk the site and list every door and every piece of dock equipment, with type, size and condition.
- Schedule and quoteAnnual at $60 per door plus HST; quarterly or semi-annual for doors that run all day, priced per door count and how hard the doors run.
- First visitEvery door inspected, adjusted and logged. Anything that needs a repair is quoted separately with a date.
- OngoingVisits on the calendar, a growing log per door, and priority when something breaks between them.
Maintenance programs run across Hamilton · Stoney Creek · Burlington · Oakville · Milton · Grimsby · St. Catharines · Niagara Region.