Why won't my roll up door go down?

When a roll up door won't go down, the cause is usually one of five things: a latch or lock is still engaged, the spring has too much tension and holds the curtain up, the curtain or bottom bar is binding in a bent guide, an end lock or windlock is catching, or, on a motorized door, the operator's limit or safety sensing is stopping it. Check the simple things first, never adjust the spring yourself, and call a technician for anything that needs force.

Roller doors, roll up doors and rolling doors

These are the same kind of door. In Australia and the UK the name is roller door, in the US roll up door, and on commercial buildings rolling steel or rolling service door. Each one is a curtain of slats that coils onto a barrel above the opening, with a spring in the barrel to balance the curtain and two guides that hold its ends. So the same checks apply whatever you call it.

First, how is the door run?

Start by noting how the door is opened and closed, because that narrows the cause.

• Push-up door (most storage units, sheds and small roll ups): you pull it down by a strap or handle.
• Chain hoist or crank: you lower it with a hand chain or a crank handle on the side.
• Motor operator: a wall button or a remote runs it.

Causes on a manual roll up door

A lock or latch is still engaged

Storage and shed doors often have a slide bolt or latch on the bottom bar, and a chain hoist door may have a chain keeper or lock on the hand chain. Make sure every lock is fully open before you pull harder. If the door was locked in the open position, the lock is often in the guide near the top.

The spring has too much tension

A roll up door hangs on a spring inside the barrel above the opening. DASMA's evaluation guide for building managers says that when a rolling door is closed it should rest on the floor or rise up only slightly, and that it should close freely through the middle of the opening. A door that fights you all the way down, or creeps back up on its own when you let go, usually has more spring tension than it needs. The fix is a tension adjustment by a trained technician. DASMA warns the counterbalance is under extreme spring tension at all times, so never touch the tension wheel yourself. Our page on roll up door spring tension adjustment explains why.

The curtain or bottom bar is binding

The curtain and bottom bar run in two guides, one on each side. DASMA says the guides must be evenly spaced from top to bottom and a bent guide should not bind the curtain or bottom bar. A guide hit by a cart or vehicle, a guide that has pulled loose from the wall, or a bent bottom bar can stop the door at one height every time. Look down each guide for a dent or a spot where the bar rubs, and look for loose fasteners where the guide meets the wall.

An end lock or windlock is catching

The ends of the slats carry end locks or windlocks that keep the curtain in the guides. DASMA's maintenance guide says these should be securely fastened to the slat ends. One that has come loose or bent can snag the guide or the bracket at the top and stop the curtain from unrolling.

The hood or header is rubbing

A dented hood, or a curtain that rubs the wall or ceiling above the opening, adds drag that can stop a door partway. DASMA lists both as things to check.

Dirt and grit in the guides

Grit packed in the guides makes the door drag. Clean the guides rather than greasing them, because grease holds dirt. Our guide on how to lubricate a roll up door shows which parts take oil and which stay clean.

Causes on a motorized roll up door

A motor-run door can have any of the problems above, plus a few of its own.

• It only goes down while you hold the button. Under UL 325, as DASMA explains, a door with no working sensing edge or photo eyes must be wired so the close button has to be held the whole way down. If yours used to close with one press and now needs the button held, a safety device has stopped working.
• It starts down, then goes back up. The sensing edge on the bottom bar or the photo eyes think something is in the way. Clear the opening, wipe the photo eye lenses and check the bottom edge for damage. Never bypass a safety device.
• It stops short of the floor. DASMA says the operator should stop as the bottom bar touches the floor or sill. If it stops above the floor every time, the down limit may need resetting.
• It hums or labors but does not move. DASMA's guide says to close the door, switch to manual operation and try to raise it a foot or two. If the force needed is excessive, the spring is the problem, not the motor.

For more on commercial operators, see why a commercial garage door won't close.

What you can safely check

1. Clear the opening and stand to the side, not under the door.
2. Open every lock, latch and chain keeper.
3. Look along both guides for dents, loose fasteners and debris, and clean out any grit.
4. Look at the bottom bar, the end locks and the hood for anything bent or rubbing.
5. On a motorized door, wipe the photo eyes and look at the sensing edge.
6. Stop if the door is jammed, binding hard or feels heavy. Do not force it down with a bar or a vehicle.

When to stop troubleshooting and call a professional

DASMA's guidance is plain: if a rolling door will not open or close, or appears to be operating improperly, adjustment or repair must be made by a trained door systems technician using proper tools and instructions. Call when the spring needs adjusting, a guide or the bottom bar is bent, an end lock is broken, the door creeps up on its own, or a motorized door's limits or safety devices need work. A door that cannot be closed also cannot be locked, so a stuck door on a storefront or warehouse is often worth an emergency call.

Common questions

How do you get a roll up door to close?

Open every lock, clear the opening and guide it down with steady, even pressure on both sides. If it still will not come down, something is binding or the spring tension is too high, and forcing it can bend the curtain.

Why does my storage unit door keep rolling back up?

Most often the spring has more tension than the door needs. It is a quick adjustment for a technician and a dangerous one to try yourself.

What are the most common problems with electric roller garage doors?

A spring that has lost or gained tension, a bent guide or bottom bar, worn end locks, a sensing edge or photo eye that has stopped working, and limits that have drifted. DASMA's maintenance guide asks building managers to look at each of these and to evaluate electric doors every quarter.

Why is my roller door not opening or closing even though the motor runs?

If the motor runs and the curtain does not move, the drive between them may have slipped: a loose sprocket or gear on its shaft, or a roller chain that is worn or off its sprocket. DASMA's guide lists checking the keystock in the keyway, the set screws and the chain for wear. If the curtain moves but stalls, it is more often the spring or a binding guide.

How do you put a roll up door back on track?

On a roll up door the curtain ends ride in the guides rather than on rollers in a track. A curtain end that has come out of its guide, or a guide that is bent, needs a technician, because the curtain is under spring load. See what to do when a commercial door comes off track.

How do you tighten the spring tension on a roll up door?

With the right tools and training only. The tension wheel holds the full spring load, and DASMA's guidance is not to adjust it yourself. Our spring tension adjustment page explains what a technician does.

Can cold weather stop a roll up door from closing?

Cold can stiffen old grease in the guides and at the end locks, and snow or ice packed at the floor can stop the bottom bar short. Clear the floor and the bottom of the guides first.

How G Brothers helps

G Brothers repairs roll up and rolling steel doors, self-storage doors, rolling grilles and counter shutters for storefronts, warehouses and storage facilities across Denver, Lakewood and the metro. We work on every brand and every operator type, carry stock on the truck for most repairs, dispatch 24/7 when a door cannot be closed and can send a certificate of insurance, usually within 24 hours. See roll up and rolling steel door repair and storage unit door repair, call (720) 421-6489, or contact us to have your door looked at.

Sources

• DASMA, TDS 269: Rolling Door Performance Evaluation by a Facility Manager or a Building Superintendent
• DASMA, TDS 270: Recommended Rolling Door Maintenance Practices for Building Maintenance Supervisors