Garage Door Repair &
Installation in Auburn, WA

Spring work in Auburn runs from extension springs on the older single car garages near downtown and on West Hill, to torsion springs on the double doors up Lea Hill and in Lakeland Hills. Both are replaced correctly rated for the door as it weighs today, balanced by hand, with the opener force reset. Extension springs get containment cables through the coil as part of the job, since a snapped spring without one travels.

On a double door both torsion springs are replaced together. If yours is a Lakeland Hills door on its original spring, ask for a high cycle replacement: the ten thousand cycle spring the builder fitted is used up in five to seven years at a family’s pace, and the high cycle version lasts several times longer for the same labor. See broken garage door springs for the first steps and spring replacement cost for the numbers.

On a Lea Hill two story or a Lakeland Hills house the garage door is most of what you see from the street, which makes the panel profile, color and window layout an architectural decision. We bring samples and hold them against the house. Where there is an association, the style needs approval before the install date, and we provide the documents to submit.

On the older houses near downtown and on West Hill, a new door usually brings the tracks, springs and often the opener up to date with it, since the old hardware was sized for the old door. Eight foot doors are still a stock size for the older single car garages, so the opening does not need rebuilding. Old door removed and hauled. Still deciding? See when a garage door is worth replacing, and the new door installation page for materials and styles.

In Lakeland Hills the opener we replace most is the light duty chain drive the builder fitted, straining on an insulated double, and the replacement is a belt drive rated for the door with battery backup for outages. On the older streets it is more often a unit from the 1980s or 1990s with failing photo eyes, or none at all, and the replacement is a safety upgrade before it is anything else.

Smart features earn their keep on a commuter household: an alert when the door was left open, remote close, a keypad for the kids. We check that the Wi-Fi reaches the garage before specifying a model, and we balance the door before the opener goes on. Details on the opener installation page.

Sloped driveways up Lea Hill and West Hill mean water gets under the door, and water is what kills cables and bottom brackets. A cable frays strand by strand at the bottom where it sits closest to the wet, and when it goes the door drops on that side and jams. On the newer Lakeland Hills doors it is more often the drum end after years of daily cycles.

We replace cables as a pair, check the drums and bottom brackets, and reset the door square in the tracks. Rollers on most of these doors are the original steel, and nylon rollers with sealed bearings are the cheapest way to make the door quieter and smoother. Every sound a door makes means something, and our guide to garage door noises sorts them by urgency.

On a Lakeland Hills door a tune up is the visit that catches the builder grade parts before they fail in sequence and tells you the spring is at eight thousand of its ten thousand cycles. On an older Lea Hill or West Hill door it is partly a safety check: the containment cables, the photo eyes, the reversal, and the drift that has built up in tension and alignment over twenty years.

We start with the balance test, opener disconnected, then adjust the spring tension, tighten hinges, rollers and brackets, align the tracks, lubricate properly, look at the weather seal, reset the opener force and limits, and finish by testing the reversal two ways. The maintenance page lists everything the visit covers.