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| JACK'S INSPECTION TIPS |
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Garage Door Openers
This month I would like to briefly discuss garage vehicle doors and electric openers. I spend quite a
bit of time inspecting these as they are the largest moving component in a home. I usually run across
three types of garage vehicle doors; tilt-up, roll-up and sectional. Regardless of the type of door I
leave it in whatever position it was in when I arrived, then first inspect the hardware. I have seen many
doors that I do not operate due to the condition of the hardware. Often the rollers on sectional doors
are worn out, creating a dangerous condition. Tilt-up doors I check closely as well. The door hinges
are often worn and fasteners missing. I have seen the pivot point bolt hole elongated from use. Any of
these conditions warrant inspection and repair by a qualified garage door technician.
Door springs are often damaged, missing or broken; needing replacement. I report on older springs
that are not safety restrained as a hazard and recommend replacement. When they break (we know
they will break) the pieces will fly everywhere.
Once I am satisfied with the condition of the door and hardware being in serviceable condition I make
sure it is unlocked and operate the opener. I listen for any unusual noises and watch the opener
performance. I realize there are many ways to check the tactile edge sensor (auto reverse) and my
method is not the “UL approved” method. I close the door and use my hands to catch the door and
test the reverse. If there seems to be too much pressure to reverse the door (or no reverse) I
recommend contacting a garage door company for repair or replacement. I typically only test the light
beam reverse on the light gauge aluminum doors due to the likelihood of damage. Many times I fine
the light beam sensors improperly located and recommend correction. They should be located four to
six inches from the floor at the door jambs.
Many inspectors check tilt-up doors for proper balance. This can be done by disengaging the electric
opener and opening the door manually. It should open with reasonable effort and hang at the half
open position without slamming back down.
Door openers manufactured prior to about 1975 may not have auto reverse. I always recommend
replacement with a modern, safer machine. Any appliance 30 or more years old has fulfilled its
expected service life.
We'll talk next month,
Clogged drains
Clogged drains are one of the most common post-settlement complaints directed at home inspectors.
Real estate sales agreements usually require home sellers to empty and clean their home before the
buyer takes possession. A seller's final clean-up efforts often inadvertently clog the sink traps and
drains.
a. The seller did not live with a clogged sink, that means that the clog occurred AFTER the
inspection.
b. The seller didn't disclose the clogged sink for a good reason: It wasn't clogged.
Clogged drains are one of the most common post-settlement complaints directed at home inspectors.
Real estate sales agreements usually require home sellers to empty and clean their home before the
buyer takes possession. A seller's final clean-up efforts often inadvertently clog the sink traps and
drains.
a. The seller did not live with a clogged sink, that means that the clog occurred AFTER the
inspection.
b. The seller didn't disclose the clogged sink for a good reason: It wasn't clogged.