Doors are available made from several different materials. I have done repairs on all of them. But for the most part, what I end up dealing with when fielding a call for damage repair is either wooden or metal doors. Metal and wood doors have their similarities in terms of function. Even so, when they are damaged, for the most part, that is where the similarities end. Metal doesn’t shatter as wood does, of course.
Then wooden doors don’t dent in the same way that a metal door will. A wood door will, of course, dent, but not as deeply as a metal door will dent. Then, finally, there are exceptions, but for the most part, metal doors are installed on the outside of commercial buildings. This is not exclusive because there are decorative metal doors to be found on homes and security doors. But you just don’t see metal doors on private residences with the same frequency as you will see wooden doors.
DOOR REPAIR SERVICE SPECIALTIES
Given the broad variety of door types and styles available today, most door repair services try to offer an equally broad range of services to accommodate their customers and clients. That is with one exception. That exception is offering a twenty-four-hour, round-the-clock prompt response. I offered it with my company while most don’t. They might say they do, but in reality, they don’t show up until morning.
Real twenty-four-hour service is the answer for homes and businesses that have had a break-in that left a door damaged that can’t be left open overnight, but it does come at a premium. Another door repair service specialty is provided by companies that focus primarily on door and door frame repair, rather than sales of new doors for replacement. For older vintage or antique doors on older homes, this is important because often matching a new door with the rest of the doors and the décor in a home can be extremely difficult at times, in which case a repair is the preferred choice even if the prospect is difficult.
DOOR MANUFACTURING COMPANIES
There really are too many door manufacturing companies ranging from large to small to mention. The largest, functioning on a national scale, produce products that can be found at your local big box hardware stores such as Walmart and Lowes. Some of them also provide doors for nationally known home decorating and remodeling services, and there are many. Then there are the companies that specialize in doing custom work to order. It’s worth knowing that it wasn’t always the case that doors came in standard sizes as they do now.
In decades past, doors and windows were primarily manufactured to a builder’s unique specifications. So when it comes to replacing doors on an older home today, there is no guarantee that a replacement is readily available that will readily fit the door frame. This is where a custom-made door manufacturer comes in to offer their services.
WEATHERPROOFING PRODUCTS
There are a lot of weatherproofing products out there in the market, and some work better than others. Water is the enemy of all buildings, and from the roof to the cement foundation, water will leave its calling card in the way of damages if it is allowed to get in. So for doors and windows where water is a potential issue, starting with water-resistant materials is a good start. Vinyl is a great choice, as is aluminum.
Then, when it comes time to lubricate sticky vinyl doors and windows, spray silicone is the best choice. Oil will work, but dust and grit stick to it. For wooden and metal doors, a good-quality oil-based or acrylic paint goes a long way towards waterproofing surfaces. Then, some of the best weatherproofing products for bare wood contain copper sulfate or borate. But things like a functioning chimney cap and ensuring sprinklers aren’t aimed towards a building are the best waterproofing products. They shed the water before it comes in contact with a home.
ECO-FRIENDLY PAINTS
When it comes to eco-friendly paints, it’s important to not get caught up in the “hype”. Lead was banned as an additive back in the seventies, so that was a huge step forward in eco-friendly paints. Even so, there was a trade-off. Lead as a paint additive made paint extremely durable, brighter colored, and resistant to water. So now moving forward, the big buzz is being generated by paints with low VOCs. This stands for volatile organic compounds, and don’t get distracted by the word “organic”.
Carbon-based products are deemed organic, so petroleum-based products like motor oil are organic. So the focus is on the gases emitted by volatile organic compounds or VOCs. Oil-based paint and standard vinyl paints both have them and they make for good exterior coverings. It’s the interior of a home or building where people most often opt for eco-friendly paints. It’s the interior environment where VOCs create a problem, particularly for those who are sensitive to VOCs.
DIY REPAIR KITS
DIY repair kits are great to have around a home. Having one ready means that an immediate response is possible when a problem pops up. But what’s important to know is that there is a distinction between DIY repair kits that are good and those that aren’t so good. Good quality DIY repair kits will have tools of the size and quality such that they are readily usable. The last thing you need in a home repair crisis is to open your DIY repair kit to find the tools such as the hammer and screwdriver are cheap toys made from inferior materials.
Another thing to know is that most DIY repair kits don’t contain all the tools you will need. Things like a pry bar and extra screws and nails and glue are all things that you are going to need to pick up to augment DIY repair kits. Also, don’t forget a flashlight and extra batteries. If you really want to go in deep though, good quality rechargeable power tools with names like Dewalt and Black and Decker.
PROFESSIONAL ORGANIZATIONS SET STANDARDS
In my professional opinion, things really have gotten better in terms of the quality of service provided by the majority of door repair and installation companies. I suppose competition has contributed greatly to that, as companies now have each other looking over their shoulders. Then, of course, there is the Better Business Bureau that companies have to answer to. And, of course, there is the internet that makes it so easy for someone who is dissatisfied with the level of service they received to blast it out online for all to see and be forewarned.
Of course, there are state and local building and home improvement codes and industry norms. Then there is the state contractors licensing board that contractors have to answer to. So there is more than one organization. The contractors board, for instance, dictates the amount of deposit that they can receive from a client prior to doing the job. This organization also stipulates that their pricing must be fair and consistent.
That is, as they deal with clients, there must be a consistent structure in terms of cost and payment. Contractors are also required to be bonded and insured. But in the end, it is up to the client and the general public to seek out and learn about these and other organizations and what they do to impact and set the standards regarding door repair, installation, as well as other genres of home improvement.
PEST CONTROL SERVICES
Just as with so many other service providers out there, all of them are not alike. It’s a fact that some are better than others in terms of pricing and quality of service. So it is up to you, the consumer, to do the research to determine what company and services they provide are best for you and your circumstances. Most of the better pest control services make available a choice in service packages.
These packages or plans involve an ongoing service program for long-term results. What’s important is that a pest control service does an adequate job of communication with you regarding what your situation is and what it will take to resolve it. Termites are a common problem, with Formosan termites being the worst. With termites, the problem may be that habitat around a building has developed to the point that it is conducive to termites. Dirt above the exterior wall plate lines is one example.
Excessive water around a home is another, and there are still others. So the best pest control services will, along with that classic spray and bait treatments, work with you to identify and remedy source issues.
How often should wooden doors be inspected?
Over the years of operating a home repair company, I have come to the conclusion that it’s really up in the air with regards to how often wooden doors should be inspected. That is, there are a number of variables that play into it. So, for instance, an exterior wooden door in an area where rain, heat, and humidity are issues, it stands to reason that wooden doors would be inspected more frequently than, say, doors on a home in a desert region.
It also depends on usage. Wooden doors would for sure need to be inspected more often on a busy commercial building than, say, a building that gets very little use. A quick inspection I like to do is to grab a door firmly with both hands and my chest up against it, then twist and lift to see if there are any loose hinges. I also like to check the outer trim on exterior doors to make sure there are no cracks or gaps in it.
There also should be no gaps between the door frame and the walls on a stucco home. Standing or pooling water around a home, while not being an immediate threat to the integrity of wooden doors, can over the long run lead to a sagging foundation, and that is a common cause of sticking doors and termites.
What are the best practices for maintaining wooden doors?
No doubt about it, but wooden doors really can take a beating. Over the years, I have seen it all with some doors faring better than others. I have done a lot of repairs on wooden doors, so I do qualify as somewhat of an expert. Wooden doors in rental properties can have it pretty rough. So the best way of maintaining these doors is to avoid clear-coat finishes, opting instead for paint. Even a small dent or ding on a lacquered door is difficult to repair then hide with a surface “touch-up” job.
The damaged area will still show, as well as the scratches from sanding. Painted doors, on the other hand, are a breeze. Apply some patch, sand it smooth, then brush over the area with matching paint and it’s all better. Easy as that. Another hot tip for maintaining wooden doors is to install a pet door if you have an active dog.
There is no way that I could estimate how many times I have been called to a home for repairs on a door damaged by a dog scratching to get out. Then finally, the biggest tip of all is to keep a spare container of the paint that was used to paint your doors. This way, you will be guaranteed a perfect color match at the ready when it comes time to touch-up minor damage issues.
How can homeowners prevent corrosion on metal doors?
Metal doors are great for providing an added layer of security on a home. But they do have one glaring weak area, and that is rust and corrosion. Particularly in areas where rain and humidity are issues, over time, if a metal door is on the outside of a home (and most are), it will develop rust at some level.
So prevention is key, and there are things that can be done to stem or at least limit rust and corrosion. First of all, a good coat of quality oil-based paint goes a long way towards preventing rust. Oil-based paint is messy to use, but it sure protects metal and wood well. Then, secondly, avoid spraying a metal door with a water hose to clean it. Use a brush or a blower instead. Then make sure that no landscape sprinklers are positioned such that they spray water on or near a metal door.
Then finally, when you originally paint a metal door, make sure that you save some of the paint you use to put away for later use. Then if and when rust does begin to show, use steel wool to remove it in the areas it’s showing, then use the spare matching paint to touch it up.
What is the best paint for metal doors?
I’m always surprised by the number of clients I talk to who fail to consider that new doors need to be painted. They somehow assume that they can order a door to be painted a color of their choosing before they pick it up or have it delivered. Now there are companies that will do this, but it comes at a premium. Instead, the typical scenario involves a wooden door being delivered with only a “primer” coat. So then what is the best paint for a metal door? The answer to that is a quality oil-based paint that has been sprayed on.
Spraying eliminates brush marks. If a sprayer isn’t available, a brush streak can be avoided by laying the door flat and then brushing on oil-based paint that has been thinned so it will settle flat after it is applied. Avoid using water-based paint on a metal door primer coat. There might be adhesion problems if the surface isn’t first prepared with a light sanding with small grit sandpaper. Then make sure to set aside the leftover paint in a cool place so it will be available to touch up scratches and dings with a guaranteed color match.
BEST TREATMENT FOR RUST ON METAL DOORS
One thing I have noticed over the years I have been operating a door repair service is that metal doors are becoming decidedly more decorative, particularly as it pertains to security doors. So if you are willing to spend the extra money, there are security doors that don’t even look like security doors. They sport a highly decorative look and style with no compromises on strength and overall security.
But through it all, metal doors with all they have to offer in that area do have one downside, and that is that they are susceptible to rust, particularly in areas that have a warm, humid climate. So then what is the best treatment for rust on a metal door? The answer to that is that it starts with a good paint job with a top-quality oil-based paint.
Security doors often come with a base coat and a top coat of paint in either black or white. Plain metal doors also come with that same few choices in colors with a couple of exceptions. So begin by applying your coat of paint to achieve a more desirable color as well as an added layer of rust prevention. When rust does make its appearance, and it eventually will if given enough time, early treatment is the key to success.
Use steel wool to remove it then touch the offending area up with a matching color. If you have painted yours with your color choice, then make sure to set some aside in a tightly closed container so you have it ready to do repairs like fixing dents or removing rust. A mason jar with a tight-fitting lid works great for long-term paint storage. Mason jars are fragile, but they seal up tight and have minimal evaporation.
CAN CORRODED METAL DOORS BE RESTORED?
The simple answer to this question is “yes, they can” as long as the damage is not so extreme that chunks have rotted off. Step one is to remove all rust, and for that, the best tool is a power sander. Palm sanders are surprisingly affordable now, and they sure do make removing larger areas of rust a much easier task. Next, go pick up some “rust remover gel at your local hardware store and follow the instructions. Make sure to pick up and use some rubber gloves because if this stuff removes rust, it can’t be good for your skin.
So after the rust removal process is complete and the surface cleaned with water, I like to use Rustoleum spray paint to give the area a “primer” coat. Canned Rustoleum paint is great stuff, and it’s relatively cheap to buy. Then after you have given the primer coat plenty of time to dry, you can give the entire door a new coat of high-quality oil-based paint. Thinning the top coat out works great for lessening paint brush streaks. Or another thing I like to do is pick up a few cans of Rustoleum spray paint to do the top coat. This stuff is oil-based, and by laying the door flat, you can eliminate any chance of paint runs. In the end though, if you address a corrosion problem in its early stages, it sure makes it a lot easier to treat by removing it with steel wool.
Can wood rot be detected early and what steps should be taken once it’s found?
Let there be no doubt about it, but early detection is the key to success in treating wood rot in any building. Then an important distinction needs to be made between “structural and non-structural” aspects of a home or building where wood rot has been detected. “Structural” means any area of a home that is part of its structural integrity. That means wall framing members, roof rafters, foundation baseplate, etc.
Non-structural means elements like wood trim, doors, windows, wallboards, etc. Things that aren’t involved with the structural integrity. Wood rot under toilets can progress for a very long time if you don’t know what to look for. If caught early, it’s an easy fix, but left unabated it can go on to become a major structural issue in the floor.
So, I look for any “rocking” or movement in a toilet that is mounted in a home with a raised wooden foundation. If a toilet rocks, it, for sure, needs to be reset at a minimum and while that is done, it can be checked for wood rot. Then I like to use a pointed object like a screwdriver to poke around windows and doors in search of soft spots. Then, after they are found, I use a small Dremel tool grinder to remove the rot then fill the area with common auto body bondo.
Can wood rot be detected early and what steps should be taken once it’s found?
Let there be no doubt about it, but early detection is the key to success in treating wood rot in any building. Then an important distinction needs to be made between “structural and non-structural” aspects of a home or building where wood rot has been detected. “Structural” means any area of a home that is part of its structural integrity. That means wall framing members, roof rafters, foundation baseplate, etc. Non-structural means elements like wood trim, doors, windows, wallboards, etc. Things that aren’t involved with the structural integrity.
Wood rot under toilets can progress for a very long time if you don’t know what to look for. If caught early, it’s an easy fix, but left unabated it can go on to become a major structural issue in the floor. So, I look for any “rocking” or movement in a toilet that is mounted in a home with a raised wooden foundation. If a toilet rocks, it, for sure, needs to be reset at a minimum and while that is done, it can be checked for wood rot. Then I like to use a pointed object like a screwdriver to poke around windows and doors in search of soft spots. Then, after they are found, I use a small Dremel tool grinder to remove the rot then fill the area with common auto body bondo.
Are there preventative treatments for wood rot?
Over the course of my career in home and building restoration, I have seen countless scenarios involving wood rot. Even so, with all their differences, they all have one thing in common, and that is water. Without water, there can be no wood rot. So, aside from things like treatments that use copper sulfate or borate or sealers, there are things that you can do that are, in fact, the most effective yet cost nothing. Pooling water around your home is not good. Pooling water up close to your home or worse yet, up against your home can lead to a settling foundation.
Then once your foundation settles into the ground, it’s not hard to understand that your home will lean. Than that in turn will affect drainage in rain gutters and even plumbing drain lines. So step one is to check for leaks in landscaping water lines and for sure, sprinklers that are directing water onto your home.
Then I advise clients to avoid obsessively washing their home with a water hose with a spray nozzle on it. For sure, avoid spraying water around doors and windows. Then check for and seal up cracks or voids in trim around doors, windows, and corners on a home. Use painter’s caulk to seal them up. Particularly in areas where humidity is an issue, use a good quality sealer paint on the exterior of a building.
How frequently should doors be painted or refinished to ensure longevity?
I have found that there really is no set time frame regarding the timeline for repainting doors. Factors like climate and humidity for sure come into play, and then there is the level of usage, particularly in a rental unit. Another factor to consider is the quality of the preexisting paint or finish. Also, things like obsessively washing doors and windows with a garden hose or overexposure to water factor in on the negative end.
The importance of a good quality primer paint on a base coat can’t be overrated. The topcoat of paint on a door or window plays its role in protection from the elements, but the underlying primer coat is the final defense against water intrusion. So, I always advise using a top-quality base coat of paint when covering doors and windows. Buy the best oil-based primer you can afford. Then when repainting over a previous paint job, make sure to ensure good adhesion by going over the entire surface with fine sandpaper. Also, the wear around a doorknob needs to be cleaned to make sure no residual body oil is present.
Then finally, before you commit to repainting doors and windows, take the time to give them a good cleaning to remove dirt and oxidation. You might find that they look passable after that. And if you do decide to go ahead with repainting, make sure to set the leftover paint aside, stored in a nice sealed container in a safe place so you have a matching color for scuffs, dents, and repairs down the road in the future.
What are the differences in paint and finish application between metal and wooden doors?
After decades in the business of door repair and replacement, I can say with confidence that there are significant differences in how doors are covered. To begin with, it goes without saying that metal doors are covered with paint exclusively. That is, you don’t have the option of a clear finish that you do with wooden doors. Then, as it pertains to wooden doors, they are less forgiving with regards to slight imperfections if the door is to be covered with a clear coat finish.
Even minor imperfections in a bare wooden door seem to glaringly pop out when a clear coat finish is applied. On the other hand, in both wood and metal doors, paint does the opposite in that it seems to hide or make slight imperfections seem less noticeable. So, a big difference between the two is that an oil-based primer is always called for on a metal door, while you do have the option of water-based when painting a wooden door.
Then, a final thing worth knowing is that a clear coat finish needs to be sprayed on. If you try painting on a lacquer finish, you will be left with streaks and weak areas. You can’t just touch up a lacquer finish and have it look right. Then finally, always go over an oil-based primer coat with an oil-based topcoat and use bondo to fill in dents and dings on both metal doors and wooden doors if you plan on forgoing a clear coat for paint.
How do I select the right replacement door for my home?
One thing I advise all my clients, no matter what they are planning to do on their home or business, is to not get overwhelmed by the level of choices and options available. A good trick I advise them to use is to first skim through choices in color and styles to eliminate those that they don’t like. This is a great way to clear the field, so to speak. Then, after that is done, they have a smaller pool of options to sort through. Then, as it pertains to doors, I always advise them that it’s best to go with the exact same size door they are replacing.
This makes it so much easier because going with wider or taller doors involves carpentry to enlarge the rough opening. Then, if the door replacement job is on a rental unit or income property, try not to go overboard with regards to quality and cost. The difference in door prices is off the charts. So, it’s too easy to end up paying far more than you planned if you don’t set limits. Keep in mind that it’s things like square footage that affect the cost of a rental. No one is going to rent a home because they like the doors. You have to keep in mind that there are a lot of doors in a home so any increase in cost will be multiplied by that door count. Take a friend with you when you shop for doors to help you stay within your budget as you shop.
PREVENTIVE MAINTENANCE
Paint stains and protective coatings
If I have learned anything about door repair over the years, it’s that doors really are fragile when compared to other elements of buildings and the non-stop usage they are tasked with enduring. So, yes, there are things that you can do that fall into the category of protective maintenance to help get the maximum service life out of doors. To begin with, choose the door to fit the environment it is in. So, for instance, if you are installing a door to the outside in an exposed area or side of a home, you might be better served with a fiberglass or even a metal door.
Then, for the wooden frame, there are coatings that can be applied to stem decay and wood rot. The best of these use borate or copper sulfate as their main active ingredient. Then, as far as protective coatings are concerned, you can’t beat a good quality oil-based paint job and making sure that all cracks and open spaces in the exterior trim are sealed shut with standard siliconized painter’s caulk. Stains and lacquers go hand in hand because they are both used together, but here again, the quality of the product and where an exterior door is located count a lot.
Then, things like making sure vents work in bathrooms and the hot air vent on a laundry dryer both work to lessen humidity in both rooms and doors. I also recommend not making a habit of spraying down exterior doors such as patio sliding doors and French doors with water to clean them. Then another thing worth doing on exterior doors is to look to make sure that both the top and bottom are painted. Painters often neglect to paint these areas because they go unseen. Over time though, wood exposed to the elements will eventually decay to some degree.
Inspection Checklist for Regular Maintenance
Over the years that I have spent repairing doors in homes, what I have learned is that doors tend to be surprisingly neglected. So now I recommend that for maximum longevity, a checklist be compiled to ensure regular inspections. For rentals, in particular, it’s important to inspect and maintain doors, especially between tenants when you have full access and the time to work on them. So, the first thing I do is grab a door firmly with both hands in a hug of sorts, then give the door a bit of a twist to see if any hinges are loose. Loose hinges mean stripped out screws.
Then, the next thing I do is swing a door open fully to see if the bottom is making contact with the floor. If it is, then I check nearby windows to see if they are difficult to open or close. If that is the case, then the problem may be a settling foundation that is making a wall or walls sit crooked. So, the maintenance to prevent this sort of problem is to take steps to avoid pooling water against a home. Things like a leaking faucet or gutter can, over time, saturate the ground enough to cause foundation settling.
Think about planting drought-resistant plants in the landscaping up against a home. Then, make sure that any irrigation sprinklers aren’t directed to and spraying onto any exterior walls. Finally, check to see that there are no empty screw holes in any door hinges. It’s not uncommon for door installers to take a shortcut and leave some out.
How often should door frames be inspected for damage?
When most people think of a home inspection, what most often comes to mind is areas and components such as kitchen appliances, HVAC systems, and the overall structural integrity of the home and roof. In truth, however, it’s the door frames that often shoulder the most day-to-day usage. It also takes so little time to give doors a cursory inspection to check for things like dry rot and termites. Termites in particular, if not caught early, can do considerable damage to a door frame and the framing behind the wall.
Then, if a home is a rental or a commercial property, is an income property, it just makes good sense to do a complete inspection between tenants. Here again, things like stripped-out hinge screws, if left unchecked, can lead to further damage as people slam the door to compensate for its poor performance. Use a pointed screwdriver to probe the exterior trim on an exterior door that is exposed to the elements.
Check for gaps in trim work that can be caulked up to prevent water from seeping into the interior wall cavities. Then finally, check for any unwanted movement in a door when it’s open and closed. If all the hinges and the frame are installed and working properly, there should be none other than the door following its normal arc trajectory.