Property Management Garage Door Service

Garage door service contracts built for property managers

If you manage condo corporations, apartment buildings, or a mixed commercial portfolio in Ottawa, you already know the pattern: garage doors and parking garage entrances fail at the worst possible time, tenants and residents call the building manager, and the contractor you've used for years either doesn't pick up the phone or quotes a rate they didn't charge last time.

We built our property management program to take that whole pattern off your desk:

• One phone number. Your portfolio coordinator answers — same coordinator across every property.
• One rate card. Filed with your office. No surprise pricing on emergency calls.
• One invoice format. PDF invoices with property name, unit number, date, work performed, parts used, and photos.
• Flexible invoicing. Invoicing arrangements discussed at account setup for property managers and condo corporations.

What's in a preventive maintenance contract

Most of the doors we service in property management portfolios are failing because they've been on a "fix when broken" cycle for ten years. Preventive maintenance shifts that pattern. A typical PM contract covers:

Quarterly visits (or annual, depending on cycle volume)

• Visual inspection of springs, cables, drums, shaft, brackets, and end bearings
• Lubrication of all moving parts (springs, hinges, bearings, opener rail)
• Balance test — door should hold position at 3 feet and 6 feet when disengaged
• Safety reversal test on the operator (force settings and photo-eye verification)
• Track alignment check and roller condition assessment
• Operator chain or belt tension adjustment
• Written report per door, with photos of any wear items flagged for budget planning

What that report does for you

Buildings rarely have a clear inventory of garage door condition. Our PM reports double as a planning document — they give you a 12-24 month view of which doors will need spring replacement, which operators are approaching end-of-life, and which doors should be on your capital budget for replacement. That's the conversation property managers tell us they actually need help with when they meet with the board.

How we handle emergency calls inside a contract

Service contract clients get priority dispatch. When a tenant calls you about a parking garage door stuck open at 9pm, you call us, and we dispatch ahead of one-off calls. We confirm an estimated arrival window when you call. Read more on after-hours emergency commercial service.

Industries we cover

Our property management program covers a mix of property types:

• Condo corporations — parking garage entrances, common-area service doors, board-approved invoicing.
• Apartment and townhome complexes — multi-building portfolios with consistent service standards.
• Office buildings with attached parking garage entrances.
• Mixed-use buildings with retail/commercial at grade and residential above.

What we don't do

We service commercial sectional garage doors and their operators. We do not service rolling steel doors, loading dock equipment, fire-rated doors, or automated driveway gates. If your property has those, we're glad to recommend specialists.

Starting a service contract

1. Send us your portfolio summary. Building list, approximate door counts, any known problem doors.
2. Site walk-through. One scheduled visit to catalog every door — measurements, condition, current spring sizing, operator brand and age.
3. Quoted contract. Itemized — labor rate, included PM visits, emergency response terms, parts handling.
4. Board approval. For condo corps, we provide the documentation needed for board sign-off.
5. First service visit scheduled. Most new contracts have their first PM visit within 2 weeks.

If you'd like to start that conversation, fill out the form below or call us. Property management requests get a callback within one business day.