Rolling steel and roll-up door repair
Rolling steel doors, also called roll-up or coiling doors, are tough, but a bent slat or failed spring barrel can lock an opening solid. We'll connect you with a local company that works on them.
Request service- Free to use: the repair company pays us, not you
- Independent local companies that work on commercial doors and docks
- You get the quote directly from the company doing the work
What goes wrong with rolling doors
- Bent or damaged slats. Even one bent slat can stop the curtain from coiling.
- Curtain out of the guides. Often after a vehicle strike.
- Spring barrel tension loss. The door becomes heavy or drops.
- Worn chain hoist or motor operator. Slipping, grinding or no movement.
- Bottom bar and seal damage. The door no longer seals to the floor.
Fire-rated rolling doors
Fire-rated rolling doors are designed to close automatically in a fire and generally need to be drop-tested on a regular schedule. If yours failed a test or won't reset, mention that when you request service so the right technician is sent.
Storefront grilles and shutters
Security grilles and counter shutters use the same coiling design at a smaller scale. The same repair companies usually service them.
How a rolling door works
A rolling door is a curtain of interlocking steel slats. The curtain rides in vertical guides at each side and coils around a barrel above the opening. Inside the barrel is a spring assembly that counterbalances the curtain's weight. The door is raised by hand, by a chain hoist, or by a motor operator, and a hood covers the coil.
Because the spring is hidden inside the barrel, spring problems on rolling doors are harder to see than on sectional doors. The usual sign is a door that has become heavy to lift or that will not stay open.
What the symptom usually means
| What you see | Likely cause |
|---|---|
| Door is heavy, or drops when released | Lost spring tension or a broken spring in the barrel |
| Curtain jams part-way | Bent slat, damaged guide, or missing end locks letting slats shift sideways |
| Curtain has come out of the guide | Impact damage, or missing wind locks |
| Door coils unevenly or rubs the hood | Slats shifting sideways, or barrel out of level |
| Chain hoist slips or is hard to pull | Worn hoist gears or chain, or loss of spring balance |
| Motor runs, door doesn't move | Failed drive chain, sprocket key or brake |
Service doors, fire doors and grilles
- Service doors are the standard rolling steel doors on docks and warehouses.
- Fire doors look similar but are rated to close automatically in a fire, released by a fusible link or the alarm system. They carry a label and must not be modified with non-rated parts.
- Grilles and counter shutters are lighter coiling closures used on storefronts, parking garages and service counters.
Tell the repair company which type you have. Fire door work in particular should go to a company that tests and certifies them.
Fire door drop testing
The US fire door standard, NFPA 80, calls for rolling fire doors to be inspected and drop-tested at least once a year, with a written record kept. A drop test releases the door to confirm it closes fully under its own power and then resets. Fire marshals and insurers commonly ask for these records.
If your fire door has dropped and won't reset, has failed a test, or hasn't been tested within the past year, say so when you request service.
Repairing a damaged curtain
Individual slats can usually be replaced without replacing the whole curtain, as long as matching slats are available for that door. When a large area is damaged, the guides are bent, or the door is old enough that parts are discontinued, a new curtain or a new door can be the cheaper long-term answer. Ask for both prices.
Rolling steel and roll-up door repair: common questions
Can one bent slat be replaced?
Usually yes. The technician slides the damaged slats out and fits new ones of the same profile. It depends on matching slats being available for your door's make.
Why is my rolling door so hard to lift?
The spring inside the barrel has most likely lost tension or broken. Stop using the door; a rolling door without spring balance can come down hard.
How often does a rolling fire door need testing?
NFPA 80 calls for inspection and a drop test at least annually, with written records. Your local fire authority or insurer may have additional requirements.
Can a manual rolling door be motorized?
Often yes. A motor operator can be added to many chain-hoist or push-up doors, provided the door is in good condition and properly balanced.
What is the difference between a roll-up door and a rolling steel door?
The terms overlap. Rolling steel door usually means a heavy-duty slatted door on a commercial or industrial opening. Roll-up door is also used for lighter sheet doors, such as those on self-storage units.
How long does a rolling steel door last?
Rolling steel doors are among the longest-lived commercial doors and can last decades with maintenance. Springs, guides and operators need attention along the way.
Need a door or dock fixed?
Use the form at the top of this page.