Roll Up Garage Doors: A Comprehensive Guide

What Are Roll Up Garage Doors?

Roll up garage doors, also known as overhead coiling doors or rolling steel doors, are a popular choice for residential, commercial, and industrial applications. Unlike traditional sectional garage doors that swing outward or slide sideways, roll up doors operate by rolling into a compact coil above the door opening.

These doors consist of horizontal slats (typically made of steel, aluminum, or fiberglass) that interlock and roll around a drum at the top of the door frame. They are highly durable, space-saving, and ideal for areas with limited ceiling or wall space.

Types of Roll Up Garage Doors

1. Commercial Roll Up Doors

Designed for high-traffic areas, commercial roll up doors are built from heavy-duty materials like galvanized steel or aluminum. They often feature insulation for temperature control and security enhancements like reinforced locks. Common applications include:

Retail stores
Warehouses
Loading docks
Fire stations

2. Residential Roll Up Doors

Residential models are lighter but still durable, often made from aluminum or steel with powder-coated finishes for aesthetics. Benefits include:

Space efficiency (no tracks or swinging mechanisms)
Enhanced security with tamper-resistant designs
Low maintenance compared to traditional garage doors

3. Insulated Roll Up Doors

Insulated roll up doors are ideal for temperature-sensitive environments. They feature polyurethane or polystyrene cores that improve energy efficiency by reducing heat transfer. Common uses include:

Garages converted into living spaces
Climate-controlled storage units
Commercial freezers

4. Security Roll Up Doors

These doors are reinforced with heavy-gauge steel, anti-pry mechanisms, and high-security locks. They are commonly used in:

Parking garages
Industrial facilities
High-risk retail locations

5. Fire-Rated Roll Up Doors

Fire-rated models are designed to withstand extreme heat and prevent the spread of flames. They are mandatory in certain commercial and multi-family residential buildings.

Materials Used in Roll Up Garage Doors

1. Steel

Pros: High durability, security, and affordability
Cons: Prone to dents and rust if not properly coated

2. Aluminum

Pros: Lightweight, corrosion-resistant, and low maintenance
Cons: Less impact-resistant than steel

3. Fiberglass

Pros: Resistant to saltwater corrosion, ideal for coastal areas
Cons: Less durable than metal options

4. Vinyl

Pros: Insulating properties, dent-resistant
Cons: Limited color options, less structural strength

Key Features of Roll Up Garage Doors

1. Space-Saving Design

Unlike traditional garage doors, roll up doors don’t require clearance for swinging or sliding, making them perfect for tight spaces.

2. Durability & Longevity

High-quality roll up doors can last decades with minimal maintenance, thanks to corrosion-resistant coatings and sturdy materials.

3. Security Enhancements

Many models include:

Reinforced locking systems
Tamper-resistant bottom brackets
Impact-resistant slats

4. Weather Resistance

Sealed edges and insulated options protect against wind, rain, and extreme temperatures.

5. Customization Options

Available in various:

Colors
Window inserts
Insulation levels
Operating mechanisms (manual, chain-driven, or motorized)

How Roll Up Garage Doors Work

Roll up doors operate via a torsion spring system that allows the door to coil smoothly into a compact roll when opened. The mechanism includes:

Drum & Shaft: The door wraps around a drum mounted on a shaft above the opening.
Spring System: Torsion springs counterbalance the door’s weight for easy lifting.
Guide Tracks: Vertical tracks guide the door as it rolls up and down.
Operator (Optional): Electric openers automate the process for convenience.

Installation Process

1. Measuring the Opening

Accurate measurements of width, height, and headroom are crucial for proper fit.

2. Selecting the Right Door

Choose based on material, insulation, security needs, and operating mechanism.

3. Preparing the Opening

Ensure the frame is level and structurally sound before installation.

4. Mounting the Roll Up Mechanism

The drum, springs, and tracks must be securely fastened to the header and side jambs.

5. Attaching the Door Slats

Interlocking slats are fed into the tracks and connected to the drum.

6. Testing & Adjustments

The door should roll smoothly without binding or misalignment.

Maintenance Tips for Roll Up Garage Doors

Lubricate Moving Parts: Apply silicone spray to rollers, tracks, and springs annually.
Inspect for Damage: Check for dents, rust, or misaligned slats.
Clean Regularly: Wipe down with mild soap and water to prevent dirt buildup.
Test Safety Features: Ensure auto-reverse mechanisms (if motorized) function correctly.
Tighten Hardware: Bolts and brackets may loosen over time.

Cost of Roll Up Garage Doors

Prices vary based on size, material, and features:

Basic Steel Doors: $300 – $800
Insulated Models: $800 – $2,500
High-Security Doors: $1,500 – $4,000+
Commercial/Industrial Doors: $2,000 – $10,000+

Pros & Cons of Roll Up Garage Doors

Advantages

Space-efficient
High security
Low maintenance
Weather-resistant
Customizable

Disadvantages

Higher initial cost than some traditional doors
Limited repair options for damaged slats
May require professional installation

Roll Up vs. Sectional Garage Doors

Feature	Roll Up Doors	Sectional Doors
Space Needed	Minimal (coils overhead)	Requires ceiling clearance
Durability	Highly durable	Moderate durability
Security	Excellent (harder to pry open)	Good (can be reinforced)
Insulation	Available (insulated models)	Better insulation options
Cost	Higher initial cost	More affordable upfront

Common Problems & Solutions

1. Door Won’t Roll Smoothly

Cause: Dirty tracks or worn rollers
Fix: Clean tracks and lubricate rollers

2. Noisy Operation

Cause: Lack of lubrication or loose hardware
Fix: Tighten bolts and apply silicone spray

3. Door Stuck Partially Open

Cause: Broken spring or misaligned track
Fix: Replace spring or realign track

4. Motor Malfunction (Electric Doors)

Cause: Power issues or worn-out motor
Fix: Check power source or replace motor

Best Brands for Roll Up Garage Doors

Clopay – High-quality residential and commercial options
Overhead Door – Reliable, durable models with strong warranties
Raynor – Known for security and insulated doors
Amarr – Budget-friendly yet sturdy designs
Janus International – Top choice for industrial applications

Safety Considerations

Always disconnect power before servicing motorized doors.
Never attempt to repair torsion springs without professional help (high tension risk).
Ensure safety sensors (if automated) are functioning to prevent accidents.

Final Thoughts on Choosing a Roll Up Garage Door

When selecting a roll up garage door, consider:

Material: Steel for security, aluminum for lightweight needs
Insulation: Necessary for climate-controlled spaces
Security Features: Reinforced locks for high-risk areas
Budget: Balance cost with long-term durability

By understanding the different types, materials, and maintenance requirements, you can choose the best roll up garage door for your needs.