Trolley operators
These operators mount on the ceiling and work with standard-lift sectional doors. They are a good fit for service bays and shops with clear ceiling space.
- Duty
- Light to medium, to about 25 cycles a day
- Installed
- $850 to $1,400
Commercial doors
Commercial garage door installation and repair in Seneca, SC
We install and repair sectional, rolling steel and fire-rated garage doors for shops, warehouses, storage facilities and municipal buildings across Oconee County. We also service commercial operators and loading dock equipment.
Is a commercial door stuck open or closed?Tell us that the call is for a business and whether the door is blocking access or leaving the building unsecured. Door-down commercial calls receive priority dispatch.
- 2 hrsmaximum response time for door-down emergency calls
- 60+local maintenance program customers
- Net 30available for established accounts
- Since 2013serving local commercial customers
Commercial door types
Commercial door types we install
The number of times a door opens each day determines the right springs, track and operator. Compare the main commercial door types below.
Most installed
A practical door for shops, bays and warehouses
Steel sections run on horizontal track and are available with insulation and windows. Damaged panels can usually be replaced without replacing the entire door. Heavier steel and wind-rated options are available for exposed buildings.
Where it fits
Service bays, warehouses, fleet garages and fire stations.
- Installed price, typical opening
- $2,800 to $6,500
- door, track, springs, labor and disposal
- Cycle rating
- 10k standard, to 100k high-cycle
- Construction
- 24 to 20 ga. steel, R-0 to R-18
- Typical lead time
- 2 to 4 weeks
Compact and secure
A steel curtain that stores above the opening
Interlocking steel slats coil into a hood above the door, so no ceiling track is needed. Individual slats can be replaced after damage. Rolling steel doors also support high cycle counts.
Where it fits
Openings with no ceiling room, secure storefronts and stockrooms, self-storage buildings and exterior security closures.
- Installed price, typical opening
- $3,500 to $8,000
- door, track, springs, labor and disposal
- Cycle rating
- 20k to 300k with spring options
- Construction
- 22 to 18 ga. galvanized slats
- Typical lead time
- 3 to 6 weeks
For customer-facing spaces
Glass and aluminum for visibility and daylight
Aluminum frames are available with clear, tinted or polycarbonate panels. These doors bring daylight into the building and provide visibility from outside. Their lower weight also reduces strain on the operator and springs.
Where it fits
Dealerships, restaurants, breweries, gyms and customer-facing service bays.
- Installed price, typical opening
- $4,200 to $7,500
- door, track, springs, labor and disposal
- Cycle rating
- 10k to 50k
- Construction
- Aluminum frame with glazing
- Typical lead time
- 3 to 5 weeks
Code compliance
Automatic closing for fire-rated openings
These rolling steel doors close automatically when triggered by an alarm or fusible link. Many rated wall openings require them. We install the doors and provide the annual drop testing and documentation required by NFPA 80.
Where it fits
Rated openings in mixed-use buildings, parts rooms and parking structures.
- Installed price, typical opening
- $4,800 to $9,500
- door, track, springs, labor and disposal
- Cycle rating
- Per rating, drop-tested annually
- Construction
- UL-listed steel assemblies
- Typical lead time
- 4 to 8 weeks
For frequent use
Fast operation for busy openings
Fabric curtains travel up to 60 inches per second and can reset after minor impacts. They reduce conditioned-air loss and keep traffic moving through doors that open frequently.
Where it fits
Cold storage, food processing, car washes and busy interior openings between conditioned zones.
- Installed price, typical opening
- $8,000 to $15,000
- door, track, springs, labor and disposal
- Cycle rating
- Rated for constant cycling
- Construction
- Fabric curtain with steel frame
- Typical lead time
- 4 to 8 weeks
Prices are typical installed ranges for openings from 10 by 10 ft to 12 by 12 ft. We provide a site-specific quote for larger openings, wind-rated doors and high-lift track.
Commercial operators
Commercial door operators we install
Commercial doors need operators rated for their size and daily use. We install LiftMaster commercial operators with the controls and safety devices your facility needs.
Jackshaft operators
These operators mount on the wall at the torsion shaft. They work with high-lift track, full-vertical track and rolling steel doors while leaving the ceiling clear.
- Duty
- Medium to heavy, continuous options
- Installed
- $1,200 to $1,900
Hoist operators
These operators include a chain hoist for manual operation during a power outage. They are used on heavy openings and many fire-rated doors.
- Duty
- Heavy and industrial
- Installed
- $1,500 to $2,400
Controls we install and wire
- 3-button stations
- Key switches
- Pull cords
- Photo eyes and edge sensors
- Timers to close
- myQ facility access
- Loop detectors
Planned maintenance
Our commercial maintenance program
Worn hinges, frayed cables and aging springs can be found before they stop a door from working. Our maintenance program includes scheduled inspection, adjustment and lubrication based on how often each door is used.
- Priority dispatch for emergency calls.
- 15% off parts and labor for repairs found during a visit.
- A written condition report for each door at every visit.
- No enrollment fee. Pay per door and cancel at any time.
| Usage | Typical facility | Visits |
|---|---|---|
| 20+ cycles a day | Distribution, transit, storage gates | Quarterly |
| 10 to 20 cycles a day | Auto shops, dealerships, fleet garages | Twice a year |
| Under 10 cycles a day | Warehouses, fire stations, municipal | Annual |
Each visit covers
- Spring and cable inspection
- Track alignment
- Hardware torque check
- Full lubrication
- Operator force and limit test
- Safety device test
- Weather seal check
- Written condition report
$89 to $129 per door, per visit, based on door count and type. Fire door drop tests are documented to NFPA 80.
Repair and service pricing
Commercial repair and service pricing
These price ranges cover our most common commercial service calls. Larger jobs receive a written quote after a free site visit.
| Service | What is included | Typical timing | Price |
|---|---|---|---|
| Commercial spring replacement | High-cycle torsion springs sized to the door, both springs, cables checked | Same or next day | $350–$900 |
| Door back on track and secured | Impact damage assessed, opening secured the same visit, sections quoted if needed | 2 hr emergency response | $250–$650 |
| Section replacement | Individual damaged sections swapped and matched to the existing door | 1 to 3 weeks for sections | $450–$1,400 |
| Commercial operator install | Trolley, jackshaft or hoist unit, controls, safety devices and wiring | Half day | $850–$2,400 |
| Rolling steel curtain service | Re-tension, slat repair, guide alignment and hood check | Half day | $300–$800 |
| Fire door drop test and report | NFPA 80 annual test, reset and written documentation | About 1 hour per door | $150–$250 |
| Dock leveler repair | Mechanical and hydraulic, lip and safety leg service | Same week | $300–$1,200 |
| Maintenance program visit | Full inspection, adjustment, lubrication and condition report | Scheduled | $89–$129 |
Account invoicing
Established accounts can receive Net 30 terms, one monthly invoice across locations and PO numbers on every service ticket.
After-hours work
We can schedule installation and repair around your operating hours. Program accounts pay no premium for scheduled after-hours work. Emergency after-hours calls have a flat $150 trip charge.
Warranty in writing
Commercial installations include a 2-year parts and labor warranty. Repairs include a 1-year warranty, and door sections include the manufacturer warranty. The coverage is listed on your invoice.
Loading dock equipment
Loading dock equipment we service
We install and repair dock levelers, seals, shelters, bumpers and weather seals along with your dock doors.
- Dock levelersMechanical and hydraulic units repaired, adjusted and replaced.
- Seals and sheltersReduce conditioned-air loss and help keep rain out around trailers.
- Bumpers and guardsProtect the building from trailer impact.
- Weather seal packagesPerimeter and bottom seals sized for commercial openings.
Who we serve
Commercial facilities we serve
We install and repair doors for shops, storage facilities, fire stations, warehouses and other commercial properties across Oconee County.
Auto shops and dealerships
High-cycle bay doors, full-view aluminum doors and operators with timers to close. We schedule service around your operating hours.
Self-storage facilities
Roll-up unit doors, gate operators and keypads. Volume pricing is available for multi-door replacement and tension adjustment.
Fire stations and municipal
Four-fold and sectional apparatus bay doors, with priority response and documented inspections for public accounts.
Warehouses and distribution
Dock doors, levelers, seals and restraints, with scheduled maintenance to reduce downtime.
Farms and agricultural
Oversized equipment shed doors, tall RV and equipment openings and wind-rated options for exposed buildings.
Property managers and HOAs
Community gates, parking garage doors and clubhouse bays under one account and one monthly invoice.
Recent work
Recent commercial work
Auto shop, SenecaThree bay doors and operators installed over a weekend
We installed three 10 by 10 ft insulated sectional doors with high-cycle springs and trolley operators. The work was completed before the shop reopened Monday.
- Weekend install
- 3 doors, 2 days
- $13,400 installed
Self-storage, WestminsterTwenty-two roll-up doors adjusted and four replaced
We adjusted and lubricated every door in a storage row, replaced four rusted doors and serviced the gate operator during the same visit.
- Volume pricing
- 2 days on site
- $6,900 total
Emergency call, ClemsonDock door repaired after a truck impact
The door was off track and jammed shut. We arrived at 8:15 a.m., secured the opening and had the door operating by 10:30 a.m. Replacement sections were ordered the same day.
- Same-morning response
- Truck impact
- $1,180 repair
Brands & platforms
Commercial brands we install and service
We install and repair commercial doors and operators from all major brands, including equipment installed by other companies.
- Door brands
- Clopay CommercialC.H.I. OverheadAmarr CommercialCornellJanusWayne DaltonRaynor
- Operator brands
- LiftMaster CommercialGenie Commercial
- Door types
- Sectional steelRolling steelFull-view aluminumFire-ratedHigh-speed fabric
We also repair doors from manufacturers that are no longer in business. We can often source compatible sections, springs and hardware. If replacement costs less than repair, we will include both options in the quote.
Commercial FAQ
Frequently Asked Questions
How fast can you get here when a door is down?
We respond within 2 hours to door-down commercial calls in Seneca, Clemson, Walhalla and Westminster during business hours. The emergency line contacts the on-call technician after hours. Maintenance program accounts receive priority dispatch.
Can you work outside our operating hours?
Yes. We can schedule multi-door installations on weekends or overnight to keep your bays available during business hours. Maintenance program accounts pay no premium for scheduled after-hours work.
A truck hit our door. Repair or replace?
We can often repair it. If the track, springs and operator are still usable, we may only need to replace the damaged sections. We secure the opening first, then photograph the damage and provide documentation for your insurer.
What are high-cycle springs and do we need them?
Standard springs are rated for about 10,000 cycles. At 20 cycles a day, that is less than two years of use. High-cycle springs are rated for 25,000 to 100,000 cycles and usually make sense for doors that run more than 8 cycles a day.
Do you do fire door drop tests?
Yes. NFPA 80 requires an annual drop test and a written record. We test, reset and document rolling steel fire doors and repair doors that fail. You receive a copy of the report, and we keep one on file.
How does billing work for business accounts?
One-time jobs can be paid by card or check when the work is complete. Established accounts can receive Net 30 terms, PO numbers on each ticket and one monthly invoice across locations. A W-9 and certificate of insurance are available on request.
Do you handle new construction?
Yes. We work from plans, coordinate rough openings with your general contractor and install doors in phases as the project requires. Send us the door schedule and we will usually return a bid within three business days.
Can you repair a door from a discontinued brand?
Usually. Springs, rollers, hinges and operators are often available in compatible sizes, and replacement sections are available for many discontinued product lines. We carry common commercial parts on our trucks and will compare repair and replacement costs when needed.
Commercial coverage
Commercial garage door installation and repair in Seneca and nearby areas
Response times below are for door-down calls placed during business hours.
- Senecaunder 1 hour
- Clemsonunder 1 hour
- Walhallaunder 2 hours
- Westminsterunder 2 hours
- Pendletonunder 2 hours
- Andersonsame day
We also cover Salem, West Union, Fair Play, Townville, Mountain Rest, Six Mile and Central, plus the Lake Keowee and Lake Hartwell shorelines.
Free garage door estimate
Request a free estimate
Tell us what you need and we will call with pricing, usually within one business hour. Call for urgent repairs.
Call or text(864) 973-0180- Mon–Sat 7am–7pm · 24/7 emergency line
- Licensed & insured · SC Lic. #RBS-40217
- BBB A+ accredited · 4.9★ on Google
Request received
We will call within one business hour. For urgent repairs, call (864) 973-0180.