Garage doors fail on a schedule you can predict. Springs are rated for a number of cycles, rollers wear, sensors drift. A simple plan across the portfolio turns 2 AM calls into scheduled visits.
Published 11/11/2026
Know what you have
Start with a list: property, unit, door type (single, double, rolling steel, gate), opener brand and age if you know it. Most portfolios have never had this list. It is the base for everything else.
Set a visit schedule by use
- Single-family rentals: once a year, ideally at turnover
- Townhome and condo communities: once a year per door, grouped by building
- Parking garages, gates and loading doors: two to four times a year, because they cycle all day
What a tune-up should cover
Spring balance, cables and drums, rollers and hinges, track alignment, lubrication, auto-reverse test, photo-eye alignment, opener settings. Ask for a short report per door with photos, not a single line on an invoice.
Fix the small things on the same visit
A worn roller or a frayed cable costs little on a scheduled visit and a lot as an emergency. Agree on a not-to-exceed for small fixes so the technician can finish without a second trip.
One vendor, one invoice format
Every invoice should carry the property address, unit, your work order or PO number, parts and photos. Your accounting team should not have to fix vendor paperwork.
How we help
MS Facility Solutions schedules with the tenant, sends photos and an invoice per property, and can run tune-ups across a portfolio on one schedule with a per-door report. See the property manager page.
Need a garage door fixed?
Tell us what is going on and we'll text you a time window, then a heads-up when the technician is on the way.