What automatic gate repair involves
Automatic gate repair covers the operator and everything connected to it; structural work on the leaf, posts and hinges is on the gate repair page. The technician works on:
- The drive. Electromechanical or hydraulic operators for slide, swing and vertical gates: motor, gearbox or pump, chain or rack, and limit switches or encoder.
- Controls. The control board, fault codes and the force or clutch setting.
- Entrapment protection. The operator’s inherent reversing system, plus external photo eyes and edge sensors and their wiring.
- Activation. Keypads, card readers, intercoms, transmitters and vehicle detectors.
- Power and emergency access. Backup power, the manual release and any required emergency access device.
DASMA’s inspection checklist covers both halves of the diagnosis: run the gate under power through a full cycle and watch for uneven speed, sway or unusual stopping; then, with power locked out, release the operator and move the gate by hand through one full cycle, which should be smooth. DASMA guidance is that a gate must work freely, with worn or damaged hardware repaired, before an operator is installed, so a gate that binds by hand needs hardware repair before drive repair. DASMA is direct about the wrong fix: the clutch or force setting must never be overtightened to make a damaged or stiff gate move.
Codes, standards and requirements for automatic gates
Codes are adopted locally, and the building department or fire code official for each location decides what applies. DASMA reports that building and fire inspectors check installations for compliance with ANSI/CAN/UL 325, the safety standard for gate operators.
- Usage class. UL 325 sorts operators by where they are used: Class II for commercial locations such as hotels, retail stores and multi-family housing of five or more units; Class III for industrial locations not open to the public, such as factories and loading docks; and Class IV for guarded industrial locations.
- Entrapment protection types. Type A is inherent to the operator, B1 is a non-contact sensor such as a photo eye, B2 is a contact sensor such as an edge, C is inherent force limiting or a clutch, and D is a control that must be held to keep the gate moving.
- Monitoring. All external entrapment sensors must be monitored. The operator checks that each one is present and working at least once in every open and close cycle. If a sensor is missing or faulty, the operator may only run under constant pressure in that direction or move by hand. Field changes that bypass or defeat monitoring are prohibited.
- Reversing. The gate must begin to reverse within 2 seconds of sensing an obstruction and, after a first contact, travel back at least 2 inches.
- Controls. Activation controls must be at least 6 feet from the gate, placed so no one can reach through, over, under or around the gate to use them.
- Older operators. UL 325 is not retroactive, but DASMA recommends replacing any operator made before 2000. UL 325 does apply to existing gates intended to be motorized, and ASTM F2200 sets gate construction requirements.
- Model codes. DASMA reports that, beginning with the 2009 editions, the International Building Code (Section 3110) and International Fire Code (Section 503 and Appendix D) reference UL 325 and ASTM F2200, and that, beginning with the 2012 edition, the International Property Maintenance Code (Section 304.19) requires gate operator systems to be maintained in good condition. Section numbers can change between editions, and the edition adopted locally governs.
- Emergency access. DASMA guidance calls for powered locks that unlock on power loss, a red single-action manual release one person can use without tools, and regular testing including backup systems. A gate that cannot be operated must be held open until repaired.
- Lockout/tagout. Servicing equipment that could start unexpectedly falls under OSHA 29 CFR 1910.147.
Preventive maintenance schedule for automatic gates
Operators fail gradually: a sensor drifts, a roller wears, a gate binds and trips the force limit. Planned checks catch these before the gate sticks open overnight, extend drive life and give insurers a dated record of safety tests.
| Task | Recommended frequency | Basis |
|---|---|---|
| Run the gate through a full cycle and watch for uneven speed, sway or unusual stopping | Monthly | Method: DASMA TDS-371. Interval: Facility First program default, adjusted per site |
| Contact reverse test on each edge sensor (stop and reverse within 2 seconds, then reverse at least 2 inches) and non-contact test on each photo eye (stop or reverse within 2 seconds), in both directions | Monthly, and after every repair | Method: DASMA TDS-371. Interval: Facility First program default, adjusted per site |
| Confirm every external sensor is monitored by the operator and none is bypassed | At every service visit | UL 325 monitoring, as summarized in DASMA TDS-353. Interval: Facility First program default, adjusted per site |
| Release the operator with power locked out and move the gate by hand through a full cycle | Every 6 months | Method: DASMA TDS-371; OSHA 29 CFR 1910.147. Interval: Facility First program default, adjusted per site |
| Inspect rollers, brackets, fasteners and wiring for wear, rust, fraying or exposure | Quarterly | Checklist items: DASMA TDS-371. Interval: Facility First program default, adjusted per site |
| Check that the force or clutch setting is at the minimum for reliable operation | Annually, and after any drive repair | DASMA TDS-352. Interval: Facility First program default, adjusted per site |
| Test emergency access devices, the manual release and backup systems | Annually, or as the fire code official directs | Regular testing: DASMA TDS-378. Interval: Facility First program default, adjusted per site |
| Check backup batteries where fitted | Quarterly; replace at the interval in the manufacturer’s instructions | Manufacturer instructions; Facility First program default, adjusted per site |
| Full inspection against the DASMA checklist, signed by the owner and the inspector | Annually | Checklist: DASMA TDS-371. Interval: Facility First program default, adjusted per site |
The authority having jurisdiction, the manufacturer and the property’s insurer can require more frequent service, and each location’s schedule is set in its program and recorded on every visit. See the preventive maintenance checklist.
Signs an automatic gate needs repair
- The gate only moves while a button is held, which can mean the operator has detected a missing or faulty sensor
- The gate stops or reverses for no visible reason, or does not reverse when a sensor is blocked or touched
- The operator hums or clicks but the gate does not move
- Grinding, slipping or uneven speed through the cycle
- Access controls work intermittently, or the gate opens on its own
- Fault codes or backup battery alarms
- The manual release is stiff, missing its handle or will not reset
DASMA’s guidance is to stop using the gate when its safety systems operate improperly, the gate is damaged, or it becomes hard to move.
Records to keep for each automatic gate
- Operator make, model, UL 325 listing label, usage class and manufacture date
- Entrapment protection at each entrapment zone, by type
- Signed annual checklists and monthly sensor test results
- Force setting changes and the reason for each
- Repair records with cause, parts, before and after photos and video of the gate in motion
- Emergency access device type and any fire code official approval
How Facility First runs automatic gate repair across a portfolio
Facility First manages the work; vetted local gate technicians with the required licenses and insurance perform it.
- Request. The location reports the problem through PostControl or by phone, with a short video of the gate cycling and any fault code.
- Triage. A safety system failure takes the gate out of automatic use; a gate stuck open is a security priority.
- Temporary measures. Where a failure leaves a location unsecured, McCray can post an officer until the work is complete. See Security by McCray.
- Dispatch. A local technician receives the work order and the gate’s history.
- Verification. Close-out includes the manual cycle, the powered cycle and every sensor test, recorded with photos and video.
- Invoice. Client approval limits decide what proceeds automatically and what is quoted first, such as a replacement operator. See NTE meaning.
What affects the cost of automatic gate repair
- Gate type and weight, and whether the drive is electromechanical or hydraulic
- Usage class and how many cycles the gate runs each day
- The failed component: sensor, board, motor, gearbox or limit system
- Whether an older operator must be replaced
- Vehicle detector loops cut into pavement
- Access control, emergency access and after-hours work
Automatic gate repair for retail stores, restaurants and offices
Retail stores. Receiving yard gates are repaired outside delivery windows. In shopping centers, the lease sets whether the landlord or tenant maintains service gates.
Restaurants. A service gate stuck closed blocks deliveries and waste collection.
Offices and distribution sites. Parking gates tie into card access, so repairs are coordinated with the access control provider. Loading docks and truck yards not accessible to the public are UL 325 Class III locations, and high cycle counts wear drives faster.
Frequently asked questions
How often should an automatic gate be serviced?
DASMA calls for routine checks of the operator and its safety systems, and for maintenance by a trained gate systems technician, without setting a fixed interval. Facility First programs default to monthly sensor tests and an annual technician service with a signed checklist inspection.
Why does an automatic gate only move while the button is held?
UL 325 requires the operator to monitor its external sensors. When a sensor is missing or faulty, the operator may only run under constant pressure or by hand until the sensor is repaired.
Can a faulty sensor be bypassed to keep the gate running?
No. UL 325 prohibits field changes that bypass or defeat sensor monitoring, and DASMA advises stopping use of the gate until the safety system is repaired.
Does an older operator have to be upgraded after a repair?
UL 325 is not retroactive, so there is no general requirement to upgrade. DASMA recommends replacing operators manufactured before 2000, which may not accept current entrapment protection devices.
What happens to an automatic gate when the power fails?
It depends on the emergency access system the local authority having jurisdiction requires. DASMA guidance calls for powered locks to unlock on power loss and a single-action manual release.
Sources
- DASMA: TDS-352, Automatic Vehicular Gate Operating Systems: Guidelines for Specifiers, Designers, Dealers, Installers and End Users
- DASMA: TDS-353, Gate Operators and the ANSI/UL 325 Standard
- DASMA: TDS-356, UL 325 and Gate Installations: Frequently Asked Questions
- DASMA: TDS-371, Automated Vehicular Gate Systems: Checklist for Inspectors and Property Owners
- DASMA: TDS-378, Automated Vehicular Gate System Emergency Access
- DASMA: TDS-383, ICC Model Code Content Involving Automated Vehicular Gate Systems
- OSHA: 29 CFR 1910.147, The Control of Hazardous Energy (Lockout/Tagout)