About this work
Light under a door, a torn bottom seal, or a jamb seal the door has started to drag is a seal visit. On a Keys grade-level opening the bottom seal also sees standing water. On a South Dade slab it more often sees sprinklers and driven rain.
Three edges
The bottom astragal, the two jamb seals, and the top seal are different parts. Say which edge shows light or holds water. Replacing all of them is not automatic.
What a seal will not fix
A gap from a bent track or a cocked door is not a seal problem. A rusted-through bottom section needs the panel page. A wind label is a different assembly entirely.
Salt and sun
Island seals harden and tear. Mainland seals often fail from sun on the apron and from the door rubbing. The note should say whether the door still travels straight.
Three edges, three parts
The bottom astragal, the jamb seals, and the top seal fail for different reasons and are replaced as the edges that need it, not as a ritual set. Daylight under the door, a torn bottom seal, or a jamb seal the door has started to drag are the usual clues. On a grade-level opening in the Keys the bottom seal also sees standing water. On a South Dade slab it more often sees sprinklers and wind-driven rain. Say which edge shows light.
A seal is not a flood wall
A new bottom seal blocks light, dust, and ordinary rain at the edge. It is not a flood barrier and it is not a wind-rated assembly. A gap from a bent track or a cocked door will not be solved by a thicker seal. A bottom section that has rusted through is the panel trade. We look at whether the door still travels straight before anything is cut or glued.
Common questions
Will a new bottom seal stop floodwater?
No. A seal blocks light, dust, and ordinary rain at the edge. It is not a flood barrier and not a rated assembly.
The door drags on the new-looking seal. Should it be trimmed?
Not by guess. Drag can mean the seal, the limit, or the track. The visit looks before anything is cut.
The door drags on the seal. Should it be trimmed?
Not by guess. Drag can mean the seal, the limit, or the track. The visit looks before anything is cut.
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- Repairs and replacement parts
- Openers and controls
- New garage doors