My detached garage settled and the door sticks. Can that be fixed?

When a detached garage settles, the opening can drop out of square, the floor can tilt and the track supports can shift with the framing. The door then rubs, binds or sticks because it no longer lines up with the opening it was installed in. Whether the fix is a door repair or a building repair depends on what moved and whether it is still moving.

What we check first

• Whether the jambs and header that the track brackets fasten to are solid, or cracked, rotted or pulling away.
• Whether the opening is still square and the floor is level enough for the bottom seal to sit evenly.
• Signs of ongoing movement, such as new cracks in the slab or walls since the door last worked properly.
• Track alignment, roller condition and door balance, since a binding door strains the opener and hardware.

When realignment can fix it

If the settling has stopped and the framing is sound, the track can often be realigned and re-secured so the door runs clear of the jambs again. The bottom seal may need attention too if the floor is no longer level. Afterward the door is balanced and the opener's reversal and photo-eye functions are tested.

When it needs a building professional first

If the framing is damaged or the foundation is still moving, adjusting the door only works until the structure shifts again. A contractor or structural professional should address the building first, and then the door can be secured and aligned correctly. Until then, avoid forcing a binding door with the opener. Repair visits carry a $45 diagnostic trip fee, with a written price before any work.

Read more

• Garage door repair
• Garage door track guide

Related questions

• Do I need to replace all the garage door hinges?
• How do I move a garage door that's stuck halfway?
• Can I replace a garage door hinge myself?
• What types of garage door trolleys are there?
• When do I need to replace my garage door trolley?

Have a different question? Call (916) 838-8182 or browse all garage door questions.