Garage Door Repair in Burien, WA
Springs, cables, openers and new doors for Burien homes, from Olde Burien and Town Square to the Boulevard Park side and the Puget Sound shore. Tell us what the door does and we book the soonest visit.
- Spring and cable repair
- Opener repair and installation
- Doors on 1950s and 1960s Burien homes
- New garage doors
Garage door repair in Burien from Emil Garage Doors covers broken springs, snapped cables, worn rollers, openers, remotes and sensors, plus new door installation. We serve Burien from 1st Avenue S near S 128th Street in the north to 4th Avenue S in the south, and from Maplewild Avenue SW in the west to Des Moines Memorial Drive in the east. Searching for garage door repair near me in Burien, ZIP 98166? Call (206) 970-4958 and we book the soonest visit. See also garage door repair near me.
Mostly single-family houses from the 1950s and 1960s, with newer homes mixed in
According to the Census Bureau's 2020-2024 American Community Survey (5-year), Burien has about 21,300 housing units and a median year built of 1966. About 57 percent were built before 1970 and about 20 percent in 1990 or later; the 1960s and 1950s are the biggest decades. About 57 percent of units are single-family detached houses, about 34 percent are in buildings of five or more units, and 56.6 percent of occupied homes are owner-occupied. The survey puts the median owner-occupied home value at $638,800.
Wikipedia describes Olde Burien as the area around SW 152nd Street west of Ambaum Boulevard, and Town Square, finished in 2017, as downtown's retail, condo, apartment and library development with City Hall on its top floor. A 2010 annexation of the southern part of North Highline added about 14,000 residents. We could not verify building materials or named HOA communities, so tell us what your door looks like when you call.
Give us your cross street, the number of doors and what yours does when you press the button, and we book the soonest visit. If you rent, ask your landlord or property manager first; we can speak to them directly.
- Original springs and cables on 1950s and 1960s doors
- Openers worn by decades of daily use
- Renters and condo owners: we can work with your manager
What your garage door is telling you in Burien
A starting point. We confirm the cause on site.
| The door does this | Common cause | What we do |
|---|---|---|
| A loud bang from the garage | A torsion spring snapped | Replace both springs and balance the door |
| The door shakes or scrapes going up | Worn rollers, dry hinges or loose track bolts | Replace rollers, tighten the track and lubricate |
| The door stops partway and reverses | A blocked or misaligned sensor, or a force setting | Clean and realign the sensors and reset the force |
| Daylight shows under the door | A worn bottom seal or an uneven door | Replace the seal and level the door |
| The opener is slow or very noisy | An old chain or belt, or a worn motor | Service or replace the opener and test the safety reverse |
Do not run a door that is crooked or heavy.
Garage doors we service in and near Burien
Home styles from the neighborhood and the communities next door. Click a photo to enlarge.
What customers say
Real reviews from our Google listing, copied as the customers wrote them.
Great company to use for garage door work. Came out promptly, over a weekend when I could not get others to respond. Efficient work, very knowledgeable, very friendly. I would not hesitate to contact them first the next time I need service.Courtney · Google review
Incredible honest work. Emil took care of all the repairs needed in order for my garage door to work again. I know I need a new garage door but I can't afford it right now this company was nice enough to fix it instead of hounding me for more money to get a new door. Emil was so nice that he even provided me a price. I was so happy he said I could call him when I had the money and he would honor me the price. amazing company to reach out to.Jasmine · Google review
Came out same day I place the request & was very professional and helpful. I’m pleased how quickly he got the job done and the garage door is working great now.Shawntae · Google review
I have been using them for few years. They are professional, reliable (especially in emergencies (springs breaking)), customer service is always polite and helpful, and their prices cannot be beat!!Deborah · Google review
Doesn't get any better than this guy! I have recently purchased a condo with a broken garage door opener. It was missing some brackets. I called them, and Emil came out promptly the next morning. On time! He was able to run back to his shop and get the bracket I needed. It took him less than an hour to complete the entire project! My garage door works great now. I said a little thank you to Emil as I opened my garage door late last night and drove in my garage. I would definitely call him again if I needed anything done with my garage door. Highly recommend, plus he's just a super nice guy, which the process so much easier. Thanks Emil!Winston · Google review
Emil Garage Doors are my GO TO business for all things related to garage door repair, replacement and door openers! Talk about the gold standard for superb professional courteous responsive customer service - these guys are always on time, their rates are very reasonable and IMO lowest in town, and their work is always quality - from spring replacements to extra FOB programming & delivery! The owner is the real deal and makes good on all promises - We love doing business with him and don't hesitate to refer this business to all. He's that good!Ryan · Google review
5-Star Rated on Google · All customer reviews
Services in this city
Spring and cable repair
Heavy-duty and standard springs, lift cables and drums.
Learn moreOpener service and installation
Belt-drive and wall-mount openers, installed and tested.
Learn moreDoor repair
Rollers, hinges, tracks, panels and sensors.
Learn moreCable repair
Snapped or slipped lift cables and damaged drums.
Learn moreNew doors
Wood-look, steel, glass and carriage-house styles.
Learn moreRemotes and keypads
Remotes, keypads, receivers and parts.
Learn more
What Burien weather does to a garage door
Wikipedia says Burien's western border is 5.5 miles of Puget Sound shoreline. The nearest official table, Sea-Tac's 1991-2020 normals, shows a July mean high of 77.4 degrees, a January mean low of 37.7, 39.34 inches of precipitation and 6.3 inches of snow a year; we found no Burien-only figures. Salt air and constant damp rust springs, cables, rollers and hinges and wear bottom seals.
A windstorm on January 9, 2024 brought down trees and cut power to hundreds of Seattle City Light customers in Burien, according to B-Town Blog, with a tree blocking the 1200 block of SW 150th Street and gusts forecast up to 50 mph. When the power fails, the red manual-release cord is how you open the door by hand.
Twice a year, wipe the tracks, lubricate the rollers and hinges, and test the safety reverse. After a windstorm, check the track brackets before you run the opener.
- Wipe and lubricate rollers and hinges against rust
- Check track brackets after a windstorm
- Know where the manual release is
Prices in Burien
| Service | Price | What affects it |
|---|---|---|
| 12-point safety inspection | $89 | Springs, cables, rollers, tracks, sensors and opener checked |
| Torsion spring pair, standard two-car door (10,000 cycle) | $250 to $450 | Door weight and size |
| Heavy-duty torsion springs (25,000+ cycle, heavy, wood or oversized doors) | $350 to $900 | Door weight, spring wire size and cycle rating |
| Lift cable replacement, pair | $175 to $350 | Door weight and cable length |
| Belt-drive opener with battery backup, installed | $550 to $900 | Horsepower, smart features, door size |
| Wall-mount (jackshaft) opener, installed | $900 to $1,400 | Door size, headroom and wiring |
| Insulated steel garage door, 16x7, installed | $1,800 to $3,600 | Short or long panel, windows and color |
| Full-view aluminum and glass door, 16x7, installed | $4,500 to $9,000 | Glass type and frame color |
Prices reviewed November 2026. Final price is confirmed after we see the problem.
Opener safety, permits and design rules in Burien
Safety reverse and sensors. A home garage door opener sold in the United States has to reverse the door on contact and have photo-eye sensors or an equivalent entrapment protection device, under the federal Consumer Product Safety Commission standard (16 CFR part 1211). A door that closes on an object, or an opener with dead sensors, needs repair before further use. See opener installation.
Associations. Check any HOA or historic district rules before you order a new door, and see new garage doors for style options.
City permits. Burien is its own city. The Permit Center is at 400 SW 152nd Street, Suite 300, phone (206) 241-4647. The city's permit page does not list exempt work or mention doors or garage doors. The MyBuildingPermit.com tip sheet that Burien shares with other cities says a permit is required for work not on its exempt list, which names no doors or openers; it has a column for in-kind window and door replacement, but we could not read Burien's entry. So we could not confirm a garage-door-specific rule; ask the Permit Center at burienwa.gov before the work. We also could not verify local wind-load, historic or HOA rules.
State rules. Washington requires construction contractors, general or specialty, to register with the Washington Department of Labor & Industries. L&I's contractor page lists a $30,000 bond for general contractors and a $15,000 bond for specialty contractors, general liability insurance and a Verify a Contractor lookup at lni.wa.gov; use it for any contractor before you hire. We did not verify whether wiring an opener needs a separate electrical permit.
From your call to a working door
Tell us what the door does
Call or send the form with your neighborhood, what you hear and whether the door moves.
We inspect the whole door
Springs, cables, rollers, tracks, hinges, sensors and the opener, so a second worn part does not surprise you later.
You get the price first
We explain what failed, what we recommend and what it costs before we start.
Repair, balance and test
We balance the door, run full cycles and test the safety reverse before we leave.
Burien garage door repair: questions we hear
Is there garage door repair near me in Burien?
Yes. Emil Garage Doors repairs garage doors in Burien (ZIP 98166) and the neighborhoods next door. Call (206) 970-4958, tell us your street or neighborhood and what the door does, and we book the soonest visit. See garage door repair near me.
What is the average price to repair a garage door in Burien?
Typical prices: a 12-point safety inspection is $89, a torsion spring pair for a standard two-car door is $250 to $450 (heavy-duty springs $350 to $900), a cable pair is $175 to $350, and a belt-drive opener installed with battery backup is $550 to $900. The final price is confirmed after we see the door.
What is the most common garage door repair in Burien?
Broken torsion springs are among the most common garage door repairs, because springs wear out after a set number of open-and-close cycles. Cables, rollers, safety sensors and off-track doors follow. See garage door spring repair.
How much is a service call for a garage door?
Our 12-point safety inspection is $89. It covers the springs, cables, rollers, tracks, sensors and opener, and we explain what we find before any repair starts.
Is it cheaper to repair or replace a garage door?
A repair is usually cheaper when the door itself is sound and only a spring, cable, roller or sensor failed. Replacement makes sense when panels are bent or rotted, the door is very old or the opening needs a different size. We tell you which one fits before we start.
Which ZIP codes do you serve in Burien?
Burien's street ZIP codes are 98146, 98148, 98166 and 98168; ZIP 98062 is a PO-box-only ZIP. According to zip-codes.com the street ZIPs also carry Seattle, Normandy Park, Des Moines, SeaTac and Tukwila addresses, so call us if you are not sure we reach yours.
Do I need a permit to replace a garage door in Burien?
We could not confirm a garage-door-specific rule. The city's permit page does not name garage doors, so ask the Burien Permit Center at (206) 241-4647 before a replacement.
Do you service garage doors near the Puget Sound shore?
Yes. Burien has about 5.5 miles of Puget Sound shoreline on its west side. Salt air and damp speed rust on springs, cables and hinges, so we check the hardware for corrosion. Tell us your cross street when you call.
Can a handyman fix a garage door?
A handyman can handle a sensor or a roller. Springs and cables are under high tension and need a trained technician, so we do not recommend fixing them yourself.
How do I test my garage door's safety reverse and sensors?
Close the door with the opener, then lay a 2x4 flat on the floor in the door's path. The door should touch it and reverse. For the sensors, start the door closing and pass a broom handle through the beam near the floor. The door should stop and go back up. If either test fails, stop using the automatic close and call us for a repair.
Also serving near Burien
Burien has Seattle and White Center to the north, Tukwila and SeaTac to the east, Normandy Park to the south, and Puget Sound on its west side. The cities and neighborhoods below are our closest pages.
Helpful garage door guides for Burien homeowners
- Garage Doors in Spokane and the Tri-Cities Garage door care in eastern Washington: what to check each season, the most common repair jobs and how to choose a repair company in Spokane and the Tri-Cities.
- Insulated Garage Door for Washington Winters Is an insulated garage door worth it in Washington? Compare insulated and non-insulated steel doors, foam types, noise and cost before you buy a new door.
- Garage Door Maintenance Checklist for Washington Homes A simple checklist for Washington garage doors: what to check monthly and before the wet months, what you can do yourself and what to leave to a technician.
Garage door acting up in Burien?
Call now or send your details. We book the soonest visit for your neighborhood.