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Question DetailsAsked on 6/22/2016

Costs for someone to adjusted pressure reverse, attach door springs safety cables and mount safety reverse properly

required by the home inspection on new purchase in South Streator, Illinois

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6 Answers


Adjusting the reverse sensitivity is easy - owners manual shows how to do it. Just be aware if there are two adjusting screws (one on each side), which direction is more and less sensitive, and turn each the same amount. Some have only one screw. A couple minute job.

Attaching the cables - unless they came with the opener will need materials to hook them to the fasteners or cable clamps (though you can buy them at hardware store) so not so much a DIY job for most people.

Mount safety beam (I presume this is what you mean by safety reverse) - again easy DIY - lots of Youtube videos on doing it. Easier with a laser pen but a bit of trial and erro with a flashlight held on top of the unit to see where it is aiming can get it right in about 10 minutes typically. Mounting them is easy - usually just bolt to the mounting bracket, a couple of screws each to the door frame, hook wiring to the opener at correct connectors as shown in the manual or on the panel.

Professionally - probably minimum charge job (plus a bit for materials if you don't have them) - about $75-125 range for the labor in most areas. Garage Doors is the Search the List category to find well-rataed and reviewed vendors for this.

Answered 4 years ago by LCD


Dear LCD...

Thank you for your response.

What I meant by the safety reverse was the feature where if the door hits an object while decending, it stops and reverses ... something like a bumber of a car, a bike in the way, if a person (like a small child who might not understand to get out of the way) was under the door while the door was coming down.

I am purchasing an older home and the lender is requiring a licensed, insured contractor to handle after closing. It is being sold "as is" and I need to give estimates for the appropriate funds can be escrowed.

But again, thank you for your response.

Answered 4 years ago by Misha13Streator


Since they want an estimate to escrow the money, you definitely need a FIRM bid, good for say at least 30-60 days AFTER closing date (which should be no problem for this type job), from a Garage Door company.

I am really shocked the lender is requiring this - an insurance company I could see, but a lender ? Unless the lender requires it BECAUSE the homeowner's insurance company requires it - but in most areas NOT required by law to be retrofitted to existing doors, jsut required on new installs. Course, they can require additional measures, I guess. Ditto on spring safety cables.

OClarification on the safety devices - modern openers commonly have two types:

1) the "electric eye" type mounted near the floor on the doorframe, looking across the door opening to reverse the closing door if anything interrupts the beam. This (typically mounted at 4-6 inches off floor, not more than 6 inches by code) is below the normal height to detect larger/higher overhanging cars and especially SUV's and pickups (the extension past the wheels) but are supposed to prevent closing on a child or pet in the way of the door. If you have a small pet (kitten, toy dog or tiny breed like Yorkie) can be set lower than 6 inches if desired, so make sure it is set low enough to intercept the body, not the legs of very small animals - tiny animal legs moving past do not always break the beam long enough to trigger the device. Became law (though edge-strike sensors can also be used but rarely are) for openers built after 1992.

2) The second safety element is a pressure sensor mechanism in the opener itself, which detects if it is hitting something on the way down - like a bumper or car hood or overhanging item which is not breaking the beam, like typically a garbage can or bumper OUTSIDE the garage but close enough it interferes with the door closing. Should reverse upon hitting anything with more than 15 pounds force, so should reverse before seriously hurting a child or animal as well - though can injure a small pet pretty bad at 15 pounds, so for that type pet the photo sensor is also a good idea even if model of opener does not require it because it has an additional pressure sensor. Openers built in 1983 and later and later have these by law - either as a safety edge or built into the opener mechanism itself.

Answered 4 years ago by LCD


Again, thank you for your response. Since I am not a current homeowner and this is my first home, I did not know where to get bids. I do know it needs to be a firm commitment.

No need for shock, the lender is not conventional mortgage company. It is geared to help low income people obtain financing where other options are not available. Their guideline require anything identified in the home inspection whether major concern or potential safety hazard be addressed.

FYI to items 1 and 2...

1.) The senors in this home were mounted on a beam in the rafters, which is something which your advise is appreciated. I was hoping to have addressed when the safety reverse was done. As well as having safety cables (which were missing) attached, and the tension adjusted. So there were more items, I just needed advise on where to go.

2.) Unable to determine the age of the unit itself, but the brand is unknown.

So again, thank you.

Answered 4 years ago by Misha13Streator


Ok - Garage Doors is definitely your Search the List category for a vendor.

Safety cables (evidently this is a tilt-up door) should be no special issue to mount - real straight forward.

Sensors mounted on a beam in the attic - tech would have to look at it, but the door stop limit switches (which control how far the door opens) are usually either a limit switch which the connector on the chain or belt or screw thread contacts to turn off the motor when the door is open, or sometimes a screw-thread travelling limit stop which moves up and down on a shaft inside the opener as it opens and closes, and when the stop hits the limit switch at top or bottom it stops the movement - at the top when the door is fully open, at the bottom when it is at the floor. The adjustable limit stops or the reed switches it contacts (or in some newer units, a laser beam) turn the opener off when it reaches the limit.

I can think of no reason for the sensors to be mounted in the rafters - unless they were using them to stop the opening of the door at full open because they did not know how to adjust the built-in limit switches. Oh - I guess if this was a tilt-down door (probably is if needing safety cables run through the springs) then maybe it was looking down ovder rather than along the door edge - but unless an infrared or radar system with a wide scan (full garage door width) that would not work - the normal ones are just a narrow beam of infrared (non-visible) or red light, so I suspect they were mounted as a DIY job by someone who either did not know how to mount them, or were mounted to detect a car in the way rather than a child or pet as they are supposed to.

Anyway, stop limit switches for the opener should be properly adjusted, the pressure switch to stop it if it hits something should be adjusted for proper sensitivity, and the door edge protective device to prevent it closing on something blocking the door contact area (the "beam") should be properly mounted and aimed. (If it does not have the stop beams at all, commonly about $30-40 for the kit from Liftmaster or Clopay or Genie or similar manufacturer plus $20-40 probably labor to install as part of a service visit to do all the above.

IF this is a vdery old unit - before about maybe 1992 or so - it is possible the normal revearsing beam units will not work directly on it - in which case the beam unit and activator or a pressure-sensitive door-edge reversing strip runs more like $50-100 depending on type and length - there are models that instead of wiring direct to the reversing unit in the motor, for units without that feature wire into the normal location for a push-button or keypad and make/break the circuit there when actuated.

Answered 4 years ago by LCD


Thank you!

Answered 4 years ago by Misha13Streator

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