Before the rains, check the bottom seal for cracks and flat spots, make sure water drains away from the door, and lubricate the metal parts that can rust. Clopay suggests inspecting seals about every three months and replacing most every 2 to 3 years. No seal is perfectly leak-proof, so treat drainage as part of the job.
What rain does to a garage door
The National Weather Service in Eureka keeps a record list in which most of the biggest multi-day rainfall totals fall between December and February. Winter storms reach the whole state, and the risk to a garage door is the same everywhere: water gets under the door or around its edges, and damp metal rusts.
Amarr says that windows, sections and the bottom seal of a garage door may not be completely leak-proof, and that wind and door movement can breach perimeter seals. So a seal in good shape reduces water, but does not remove the need for drainage.
Checklist by interval
Every three months
- Look at the bottom seal for cracks, tears, missing pieces, hardening or brittleness. Clopay suggests inspecting seals about every three months.
- Close the door and check for daylight or a draft along the bottom, which Clopay lists as a sign of a worn seal.
Every three to six months
- Wipe the tracks with a damp cloth. Do not lubricate them.
- Lubricate hinges, springs and bearing rollers with silicone-based lubricant. Clopay says to re-lubricate every 3 to 6 months.
Every year or two
- Check hinges, brackets and the bottom bracket for rust.
- Look at the paint and finish on the lower edge of the door, and touch up bare spots on steel or wood.
Every two to three years
- Replace the bottom seal. Clopay says most need replacing every 2 to 3 years depending on climate and use.
Seal choices for wet climates
Clopay describes a T-style seal that slides into a channel and works for most residential doors. A bulb (U-style) seal compresses to form a tight seal and is recommended for rough or uneven floors. A threshold seal attaches to the floor to block standing water and debris, and Clopay says it is especially helpful when the garage sits lower than the driveway. If you glue one down, keep vehicles off it for at least a full day while it cures.
Who does what
| Task | You | Technician |
|---|---|---|
| Look for cracks, rust and gaps | Yes | Yes |
| Clear leaves and mud from the threshold | Yes | Not needed |
| Lubricate hinges, springs and bearing rollers | Yes, if you are comfortable | Yes |
| Replace the bottom seal | Possible with care | Yes |
| Fix a track or section that is out of line | No | Yes |
| Anything involving springs or cables | No | Yes |
Springs and cables are under high tension. Leave them to a technician.
Quick answers
How do I stop water from coming under my garage door?
Replace a worn bottom seal, consider a threshold seal, and make sure the ground drains away from the door. Amarr notes that no bottom seal is completely leak-proof.
How often should I replace a garage door bottom seal?
Clopay says most need replacing every 2 to 3 years, depending on climate and use, and suggests inspecting them about every three months.
What seal suits an uneven floor?
Clopay recommends a bulb (U-style) seal for rough or uneven floors, and says a threshold seal helps when the garage sits lower than the driveway.
Can a garage door rust?
Yes. Hinges, brackets, springs and bottom edges can rust when they stay damp. Surface rust can be cleaned and lubricated, but deep rust on a spring or cable needs a technician.
Drainage matters as much as the seal
If rain runs toward the door, no seal will keep up. Look at where the water goes when it rains: down a slope toward the door, off a roof edge onto the apron, or into a low spot at the threshold. Moving a downspout, clearing a drain or adding a threshold seal can do more than a new bottom seal alone. A flooded garage is not a garage door problem alone, so a contractor or drainage specialist may need to look at the slab.
Rust: what to watch for
Surface rust on a hinge or bracket is a cosmetic and maintenance matter. Deep rust that flakes, pits or weakens metal is different, and so is rust on a spring or cable. Do not scrape, paint over or adjust those parts yourself. Have a technician inspect them. See coastal salt air and rust for the same issue near the ocean.
Where we come in
Emil Garage Doors repairs garage doors, openers and gates in Southern California, and our city pages cover California, including Arcata, La Palma and Coronado. If your seal is worn or the door is stiff, call (213) 340-4232 or use the estimate form. Our 12-point safety inspection is $89. See garage door repair and bottom seal replacement.
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