Frequently Asked Questions

We value educating our customers and answering any questions you may have!

Garage Door Maintenance FAQs

  • In general, your garage door should not be heavy when lifted by hand. While the door may be heavy itself, the garage door springs are there to do the lifting of the door. The heavier the door, the stronger or more number of springs you will have on the door. If the door is heavy, this may be a sign that the spring is broken, needs to be replaced, is not tensioned properly, or the wrong springs are on the door. If you have an automatic door opener and the door is heavier than it should be, it will put strain on the motor, possibly causing it to go out way before the end of its lifecycle. Garage door openers are intended only to gently assist the door in its raising and closing process.

  • This is a common question we get! We have several suggestions for reducing noise with your garage door system. 1. Performing a general tune up. Lubrication and inspection of all moving parts. 2. Changing the rollers to a high quality, steel ball bearing, nylon coated roller for smooth/quiet operation. 3. Changing any rusted/brittle moving parts. 4. Consider a “whisper” belt drive garage door opener.

  • A garage door system should be checked and maintained once per year. This should include lubrication to all moving parts such as the tracking, rollers, springs, drums, hinges, bearings, etc. It is imperative to use proper silicone-based garage door lubricant to avoid problems in the future with accumulation of dust particles clumping and causing the door to jam. (garage door opener lubricant may be different depending on drive mechanism, see opener FAQs) It is best to have a professional inspect the entire system at this time to check for proper balancing, check the safety reversal system, and examine all of the components of the garage door and opener system to catch any potential problems early on.

  • Depending on the quality of door that is installed, parts may need to be changed out on occasion to ensure optimal functionality and to keep more severe problems from occurring in the future. Over time, many of the moving parts may become weak, brittle, or break, whether it is due to usage or rust and corrosion from moisture or salt. For example: You may notice that your cables become weak or start to fray. If a cable snaps, it can send the whole door of track, damaging the system or the door itself. Springs will need to be replaced every so often. If a spring breaks, your car may be stuck in the garage until it is repaired. If you are outside the home when it breaks, make sure you have your house key! The door will likely not open more than a few inches.

  • Rollers play a very key role in the smooth operation of your garage door system. Many times, combined with a tune up, a roller replacement can transform a noisy, jerky system into a quiet, smooth-rolling garage door. Rollers will wear out overtime due to usage along with rust and corrosion if you are in an area with high moisture or other weather conditions. Many builder’s grade garage doors will come with either plastic or low-quality rollers. Changing the rollers may also prevent more severe repairs in the future. Ex: If rollers break during operation, it may cause the door to come off its track.

  • A tune up will be preventive maintenance that includes lubrication of all moving parts on the door, checking the safety reversal system, checking the door for proper balancing, tightening any loose hinges and bolts, doing a full examination on the system, letting you know if there are any potential problems we may see, answering any questions you may have, and offering tips and tricks to keep your system operating at its best for years to come!

  • A garage door should have general maintenance once per year. Maintenance should include lubrication of all moving parts with the proper lubricants, checking the system for balancing, tightening any loose hinges and bolts, checking the safety reversal system, and inspecting all moving parts for wear and tear.

  • Is your garage door noisy, jerky, or heavy? Has it been quite a while since you have had maintenance? We recommend a tune up once per year. Having a tune up can prevent repairs in the future and can catch potential problems early on before they turn into something bigger. A tune up may be just what you need to get your system rolling quietly and smoothly again!

  • While you may use the brand WD-40 to lubricate the moving parts on your garage door, it is imperative that it is a specific garage door lubricant that is silicone based. If the incorrect type is used, it may lead to dust and particle accumulation over time, causing the rollers to jam in the track, creating a bigger problem than you started with! A few examples of proper lubricant would be WD-40 Specialist Silicone Quick-Drying, Blaster Garage Door Lubricant, and 3-IN-ONE Professional Garage Door Lube. **Please note, an automatic door opener may require a different type of lubricant. See below.

  • The type of garage door lubricant that your garage door requires may be different than what your automatic opener requires. If you have a screw driven opener, you will want to use a low-temp grease instead of your standard garage door lubricant. A good option would be Lubriplate Low-Temp Multipurpose, Low Temperature Grease. On chain drive and belt drive openers, a low temp grease should be used for the rail itself where the trolley rides, but a regular silicone-based lubricant should be used for the chain or belt.

  • Garage door openers do not need lubrication as often as garage doors. We recommend lubricating the garage door opener every 5-8 years depending on usage to prevent build up and dripping onto the garage door and other areas.

General Repair FAQs

  • We generally recommend a professional take a look at your system if you are experiencing a garage door or opener problem. The garage door systems carry quite a bit of high pressure that can result in serious injury if you are not trained properly. Aside from potential injury, a professionally trained technician will make sure that everything is done correctly the first go around so that further repairs are not needed if it is done incorrectly. Garage door and opener systems are quite intricate and require knowledge and training. Some things you may do on your own might be changing batteries in remotes if they are not working, making sure safety sensors are aligned properly, but we recommend calling a professional for anything beyond the scope of your direct experience.

  • Door reversal can be caused by several factors. The most common is that it is an issue with the safety sensors. This could be because they need replacement or simply an adjustment or repair. A door may jam up also if something is wrong with the rollers riding in the track, a cable is off its drum, or any other moving part is malfunctioning.

  • Your garage door should be light to the touch. If it is extremely heavy, this may be a sign that the door is not properly balanced, or the springs need to be replaced. (The springs are what do the lifting of the door. If they are not lifting it properly, the door will be heavy.)

  • This can happen for a number of reasons. The most common is that the spring is broken or not tensioned properly. It could also be that one of the moving parts is causing the door to stick or jam up. Check out all our FAQs on springs for more details on repair/replace!

  • Many things can cause the door to come off its track. It could be that the door came down on something, it was backed into, the moving parts either broke or are in bad condition, and much more! It is important to have a professional put the door back on track so they can make sure all of the moving parts and spring system are properly balanced.

  • Moving parts on a garage door may break down over time due to usage, rust, corrosion, or damage. At times, certain parts will need to be replaced. There are certain parts that are standard to replace regularly, such as the springs. How often will depend on usage, as they are rated at a particular lifecycle. Many of the moving parts will break down over time as well; rollers, hinges, bearings, drums, cables, hinges, etc. Our technicians will be able to evaluate your system and let you know the best course of action! In regard to automatic door openers, if you are experiencing a problem, you may need to replace parts, though this is less common.

  • At O’Brien, we specialize in repairs. We will always work to repair a garage door before recommending replacement. There are many parts that can be changed within the system to help it operate at its best without needing to replace it. Some reasons you may choose to replace instead of repair might be if parts are not manufactured for your particular door anymore, if it becomes more cost effective to replace vs repair, if you are looking to upgrade because of style, color, or functionality preferences. If you are looking to replace, our door specialists are ready to walk you through the process!

  • There are many factors that should be considered here. How old is your garage door opener? Is it nearing the end of its lifecycle? Is the cost of repair getting close to the cost of a new opener? Are you looking to upgrade to a stronger, quieter, or more technologically advanced opener? If you answered yes to any of these questions, you may want to replace instead of repair. If your opener is nearing the end of its lifecycle, putting money into it for a repair that may or may not last may not be the best choice. We are here to help you weigh out all your options and make the best decision that meets your needs and budget.

  • Rollers are one of the most important components on your garage door when it comes to rolling smoothly and efficiently. If your rollers are in bad shape, not only will its smooth operation be impacted, but it can cause the door to jam in the track and throw it off track altogether. There is a wide range when it comes to the quality of rollers. Often times, new garage doors will come with plastic or low-quality metal rollers that are not optimal for the longevity of your system. We carry high quality steel, ball bearing rollers with an additional nylon coating for the most smooth/quiet operation. Rollers will wear down over time, so we do recommend changing them ever-so-often. We hear from our customers very often that the tune-up, coupled with changing the rollers, changes the whole sound and operation of their system.

  • This can vary widely depending on the work you need done. You may only need a tune-up or a minor adjustment. You may need to replace a part or multiple parts, or you may decide you prefer a new garage door and/or opener entirely. During a service call, our technicians will go over all of your options with you so that you are able to make the best decision to meet your needs.

Garage Door Spring FAQs

  • Visually, if a spring is broken, you can see the break pretty clearly. A spring that is in two pieces should not be confused, however, with a two-spring system. A torsion spring will have cones on either side, and the break would be in the spring in between that.

    Operationally, most times when a spring breaks, the door will either not open at all, or it will only open a few inches. This is not always the case though, so definitely ask a professional!

    When a spring breaks it also makes a very loud “pop” noise. If you have heard this, check the spring!

  • It is definitely not recommended to operate the door with a broken spring. Most of the time, it is not an option, the door will either not open at all, or only a couple of inches. This is because the spring is what does the lifting of the door. If the spring is broken, the opener cannot lift the door, and if you try by hand, it will probably be very difficult. If the door does happen to open and close, you risk it coming off track or creating more damage to the garage door system and definitely the automatic opener.

  • If your garage door spring is broken, it definitely needs to be replaced.

    If your spring is not broken yet, there may be signs that it needs to be replaced. Torsion Springs: (at top of door) If your door is heavy, it may be a sign that the springs are either not tensioned properly or near the end of their lifecycle. While it is possible to add tension to the springs, in many circumstances, this will only prolong the life slightly, and often, may actually cause it to break sooner, if not breaking in the process of being re-tensioned. Loss of tension will often be a sign that the spring is near the end of its lifecycle. Extension Springs: (on either side of door) These springs cannot have tension added to them. If the door is heavy, they are broken, or they are not properly balancing the door, they need to be replaced.

  • This is a good question! When a spring breaks, most of the time, the door will only open a few inches, or not at all. This is because the spring is what does the lifting of the door, not the opener (only there to assist). If it is broken, it cannot lift it. If your car is in the garage when the spring breaks, you may be stuck, not able to leave, until it has been replaced. If you are away from home, make sure you have your house key to the front door! If you pull in and the door will not open, you will need access to the home until someone can come and replace the spring.

  • We always recommend having a professional work on your garage door springs. The garage door spring system carries quite a bit of torque and pressure that can result in serious injury if not trained properly. This is the case whether the springs are being re-tensioned or replaced. The technicians will have the proper tools and skill set to either re-tension or replace the springs with the exact springs or combination of springs that the specific garage door will take. There are a wide range of springs and combinations for each specific garage door system. Do you have extension springs? Torsion springs? A Wayne Dalton Torque Master? What combination of springs does the door take based on its weight? Furthermore, when springs are being worked on, there are many other components that need to be properly balanced and set so that further complications do not occur, and our technicians will have all those bases covered.

  • If one of your springs is broken or losing tension on a two-spring system, we generally recommend replacing both springs. It is most likely that the two springs were installed at the same time, have been operated an equal amount of times, and have the same lifecycle. If one has broken, the second is most likely going to break soon as well. Not only do they have the same lifecycle, but in the process of replacing the other spring, the second spring will be re-tensioned, which may cause it to break sooner, if not in the hand of the technician. If we have to come back out to replace the second spring on another visit, fees will be incurred that would have been covered the first time around.

  • If you have a double door or an oversized/heavy door, we definitely recommend more than one spring. Many builders’ grade double doors will come stock with only one spring. If you have two springs, they carry the weight together. They may last longer, and in the event that one breaks, the second one will be there to help the balance, so it is not thrown off track. If you have extension springs on the side of the door, there will always be at least two springs. If you decide to upgrade, our technicians will have the proper combination of springs installed on the door.

  • The two most common types of springs installed on garage doors are extension springs (on the sides of the door) or torsion springs (on top of the door). There are some other types of spring set ups such as the Wayne Dalton Torque Master system. Between extension springs and torsion springs, we highly recommend the torsion springs. They will often have a much longer lifecycle than their counterpart. Most of the highly regarded door manufacturers will come stock with a heavy-duty torsion spring system. Lastly, when a torsion spring breaks, it stays on its torsion tube. Unless extension springs have a safety cable running through them, they may fly off into the garage when they break.

  • Definitely! Our professionally trained technicians will have the tools, parts, and expertise to upgrade your extension spring system to a torsion spring system in no time. Most often, they will have the parts on their trucks ready to perform the service.

  • While a spring replacement may take longer for the average individual, professionally trained technicians can generally perform this repair anywhere from 20 minutes to about an hour and a half.

New Automatic Opener FAQs

  • We can definitely install an opener that you have already purchased! However, we believe in installing the most reputable garage door openers on the market such as Liftmaster Professional, which comes with a solid steel rail and many technological and safety advancements. If you purchase an opener online or in some hardware stores, the opener will most likely come with a pieced-together rail or no rail at all. Many openers do not have a lifecycle nearly as long as the Liftmaster Professional. Secondly, the price may come close to what you would pay purchasing one of our openers by the time you purchase the unit and paid to have it installed. Lastly, the warranty offered with installing a unit you purchase elsewhere will only cover labor (vs parts and labor) and for a much shorter time.

  • Yes! At O’Brien, we install the highest quality garage door openers on the market such as Liftmaster Professional and Chamberlain. All openers are not created equal! The Liftmaster Professional is known for its durability, strength, longevity, and advancements in technology and safety. Liftmaster comes with a solid steel rail that goes from the unit to the door. It comes with technological features such as HomeLink, Amazon Key, remote access and control through the free myQ app, motion sensor light activation, battery backup, and much more!

  • This will vary for each individual circumstance. A few factors that may make you choose to replace over repair are: a repair may not extend its life much because the opener is near the end of its lifecycle; the cost of a new opener makes more sense considering the cost of the needed repair (especially if the opener is older); you are looking to upgrade to a stronger motor because you purchased a heavier garage door; you are looking to upgrade for noise reduction, battery backup, safety features, or technological advances such as HomeLink (program cars to the opener), motion activated light sensors, remote viewing and control through myQ app, Amazon Key (grocery and package delivery in garage) and much more!

  • In general, ½ HP is more than enough to meet the needs of most standard one car and two car garage doors. The springs are what do the lifting of your garage door, so as long as they are tensioned properly, the correct springs are on the door, and they are in great shape, your opener should be able to assist the door up and down fine for many years to come! If your door is a heavy wood door or oversized, you may opt for one of our heavy-duty DC motor automatic garage door openers.

  • Belt drive openers are known to be very quiet in comparison to their chain drive counterpart.

  • This really comes down to preference; they are both excellent openers. Chain drives are known for their extreme durability and are the most economical. Belt drives are also very durable but are known for being much quieter. You can’t go wrong with either option. If you have an oversized very heavy garage door, you may opt for a chain drive. If noise reduction is important to you, the belt drive is the way to go!

  • If you purchase an opener from us directly and have it installed by our professional technicians, the warranty is generally a year on parts and labor (if problem is related to the install or motor.) If you purchase an opener elsewhere and have us install it, the warranty will generally be 30 days on the installation, no warranty on the motor itself. With professional grade openers, the manufacturers will generally have extended warranties offered through them on certain parts such as the belt.

  • The HomeLink feature with Liftmaster Professional openers allows for programming the buttons in your car to your new opener. The car will need to be compatible with this feature. Most new cars are compatible, but not all. Say goodbye to keeping track of remote controls! Most cars come with multiple buttons that are programmable to multiple garage doors.

  • The Liftmaster Professional openers give you the ability to monitor and control your garage door from afar using the free myQ app. You can set up notifications (if door is left open, if the door opens unexpectedly, etc.) and close it from wherever you are! You will also receive error codes, health reports, and more through the Diagnostics feature on the myQ app.

  • This all comes down to preference! There are some pros and cons with battery backup openers. Pros: the opener will work in the event of a power outage. Also, when an opener loses power, the codes will often be wiped out. You will need to reprogram all of your remotes, keypad, etc. The battery backup will keep this from happening when you lose power. Lastly, the top-of-the-line openers come with battery backups. Cons: the battery may need to be replaced in the years to come. It will start beeping to notify you. You can just remove the battery altogether, but if you want to keep a battery in it, it will need to be replaced.

  • This will all depend on make, model, and how well the opener is maintained. Reputable manufacturers such as Chamberlain and Liftmaster are known for their longevity. We have seen many of our customers get 20-30 years out of an opener, sometimes only upgrading because of technological advancements! We have seen some customers get much less time as well. It is important to make sure that your garage door system is regularly maintained and checked for any potential problems. For example, if your garage door springs are not tensioned properly or are in need of replacement, the door may be extremely heavy causing tremendous strain on the opener causing it to burn out quickly. This can happen without notice and can deteriorate the opener quickly.

New Garage Door FAQs

  • Yes! When it comes to new garage doors, quality is very important. While you may spend a little more on the front end with a high-quality garage door, it will save you quite a bit of money in the long run due to repairs and replacement parts. Many builder’s grade garage doors will come with a lesser quality gauge of steel for the door itself and all of the moving parts as well; smaller/lighter hinges, plastic rollers, extension springs or torsion springs with a low lifecycle, thin fragile cables, and lesser quality drums, tracking, bearings, tubes, etc. At O’Brien, we install the most reputable manufacturers that are known for their durability and longevity, such as Safeway, Amarr and DoorLink. Our doors come with premium steel gauge, premium insulation, oversized hinges that hold the door together, steel ball bearing rollers with a nylon coating for smooth operation, torsion spring systems with high lifecycle ratings (dual spring system on the double doors!), commercial grade drums, torsion tube, bearings, tracking, etc. Having a high quality garage door that is maintained well will reduce the need for costly repairs down the line.

  • There are a few factors to consider here. 1. Temperature control: if your goal is to keep your garage temperature controlled, you will want to opt for insulated. Keep in mind that the insulation will work much better if the garage itself is insulated. We carry very high-quality insulated garage doors. 2. Durability: The insulated doors will be much sturdier due to their multiple layers and compact structure. If you are looking for a sturdy, reliable garage door, insulated is the way to go. 3. Budget: The last factor to consider is price. Insulated doors will be more costly to their non insulated counterpart.

  • While the 2-layer insulated door is slightly more economical than the 3-layer insulated door, our number one pick (as well as most of our customers) is the 3-layer. The 2-layer door will be one layer of steel on the front, insulation on the interior, with a vinyl backing. The 3-layer will be almost the same but with another layer of protective steel over the insulation. The extra layer of steel will raise the insulation factor of the door and also keep it protected against knicks, scratches, dents, and will help the quality to remain intact over the years.

  • This answer will be different for everyone. Pros to windows: they add tremendous beauty, style, and curb appeal to the home. They allow light into the garage. They come in a variety of options for design and functionality such as insulated glass for temperature control and frosted or obscured glass for privacy.

  • While garage doors used to be made of wood for the most part, steel garage doors have become the leading choice because of their low maintenance and longevity. There are a wide range of options of steel doors including the classic raised panel garage door, solid colored carriage house doors, faux wood doors that look very close to real wood, and more! The faux wood doors are very beautiful, in our opinion. If you choose a real wood overlay door, please keep in mind there will be required maintenance over the years, such as re-sanding, re-staining, and re-sealing. We also carry aluminum full view glass doors for those that prefer a more contemporary look.

  • This will all depend on the material of the door, how well the system is maintained, how often it is used, if any “accidents” occur, and the quality of the system. If you purchase a wood door, it will require quite a bit of maintenance over the years: re-sanding, re-staining, and re-sealing. If your system is exposed to elements such as salt and moisture, it may require replacing crucial parts that may rust and corrode over time. If the door is backed into, it comes down on something, or parts break, it is imperative to get the problem remedied right away so that it does not create more problems that result in a full replacement. Having a high-quality garage door is the best starting point when it comes to setting yourself up for success in longevity.

  • New garage doors come in an array of styles and designs. There are so many options to choose from that we make it easy to build the perfect door for your home! Some of the most popular styles will be raised panel (long or short panel), stamped carriage house (long or short panel), stunning overlay carriage house doors, and aluminum full view glass doors. Within these options there will be a variety of colors, window designs, hardware options, and insulation choices. If you are not seeing what you are looking for, chances are, we can get it for you!

  • All of our doors will come with new tracking, and we generally recommend replacing the tracking with the door. In some cases, you may be able to use your existing tracks, but it does not save a lot of money to do so. Our garage doors will come stock with heavy duty tracking for the longevity of your system.

  • Our garage doors come in three main construction types regarding insulation. Non insulated, 2-layer insulated, 3-layer insulated. We have insulated doors that go beyond the standard scope of insulation as well upon request.