It’s not something we think about everyday, but it’s something that many of us encounter at least twice a day…the opening and closing of a garage door. It’s one of the most important systems in our homes and potentially the most dangerous mechanical system we look at every day without actually looking at it.
Recent local incidents, including a fatal structure collision in Northwest Harris County just last week, remind us that when garages fail, they do so with violent force. For those of us with garage doors, it’s not just a convenience; it is a high-tension machine that, under the unique stress of the Gulf Coast climate, can transform from a suburban staple into a 400-pound guillotine.
The “Invisible” Lifespan
The primary culprit is the torsion spring – the heavy metal coil located horizontally above the door. Most springs are rated for approximately 10,000 “cycles” (one open and one close).
A spring at cycle 1,000 looks the same to the untrained eye at cas when it’s at cycle 9,999. If your garage door has been operating for more than a decade, you are likely living with a spring on its last leg. When it fails, it doesn’t just sag; it snaps with the sound of a gunshot, instantly releasing all the tension required to lift a steel door. If your door is open when that happens, gravity takes over and your seemingly harmless garage door becomes a guillotine.
The Houston “Humidity Tax”
In drier climates, a spring might actually reach its 10,000-cycle limit. In Houston, we pay a “humidity tax.”
Our year-round 80% humidity levels create a constant cycle of condensation on the metal. This leads to micro-corrosion – rust that eats into the steel strands from the inside out. According to local technicians, Houston springs often fail at 7,000 cycles because the rust makes the metal brittle.
Because it operated at the time of inspection isn’t the same as “it’s safe”. The garage door is the largest moving system in your home – yet it’s one of the most commonly under-evaluated components during a standard home inspection”.
A Warning on the “Drive-By” Repair
With the recent surge in Houston home sales, “door-to-door” garage repair scams are on the rise. These “technicians” often claim your door is “seconds from falling” to justify a $1,200 emergency replacement.
A standard spring replacement in the Houston area should typically cost between $250 and $400. If a quote feels like a heist, it probably is.
The bottom line: Treat your garage door like your water heater or your furnace. It’s a wear-and-tear item that requires a professional “tune-up” every two years – especially if you’ve just moved in.
Because “it operated at the time of inspection” isn’t the same as “it’s safe”.
The 10-Minute “Garage Door” Safety Audit
Perform these safety checks today or contact our friends at
The garage door is the largest moving system in your home – yet it’s one of the most commonly under-evaluated components during a standard home inspection.
Use this checklist during showings, option periods, or immediately after closing to spot hidden safety, reliability and cost risks before they become surprises.
SPRINGS & COUNTERBALANCE
☐ Door opens smoothly without jerking
☐ Springs show no gaps, heavy rust or deformation
☐ Door does not slam shut when closing
☐ No loud popping or banging noises
LIFT CABLES & DRUMS
☐ Cables are free of fraying or corrosion
☐ Cables sit properly in the drums
☐ Door lifts evenly on both sides
☐ No grinding or scraping sounds
DOOR BALANCE (CRITICAL)
☐ Opener can be disengaged
☐ Door stays in place when lifted halfway
☐ Door does not drift up or fall down
☐ Door feels light, easy to operate by hand
SAFETY SENSORS
☐ Sensors mounted within 6” of the floor
☐ Lenses are clean and aligned
☐ Door reverses when beam is interrupted
☐ No blinking or error lights
ROLLERS, TRACKS & HARDWARE
☐ Rollers move smoothly without wobble
☐ Tracks are straight and securely anchored
☐ No loose bolts or bent components
☐ Brackets secured into framing (not drywall)
OPENER & SAFETY SETTINGS
☐ Opener runs smoothly and quietly
☐ Door reverses with minimal resistance
☐ Wall button and remotes respond consistently
☐ Emergency release cord is present and functional
WEATHER SEAL & ENERGY LOSS
☐ Bottom seal contacts floor fully
☐ Side and top seals are intact
☐ No daylight around closed door
☐ No signs of moisture, pests or drafts
IMMEDIATE RED FLAGS
☐ Door feels extremely heavy
☐ Door stops or reverses randomly
☐ Visible cable damage
☐ Loud snapping, grinding or popping sounds
NOTE FOR HOME BUYERS
If a report simply says “garage door operated at time of inspection”, that means function – not safety, balance or longevity – was observed.
A professional garage door inspection can prevent injury, property damage and thousands in post-purchase repairs.
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Prepared by:
EZ Lift Garage Doors and More
Garage Door Safety • Reliability • Peace of Mind
Because the largest moving system in your home deserves more than a glance.
