Stubborn garage door closer
Q: My garage door closer only works if I press the button continuously until the door is fully closed. If I remove my finger from the button while the door is closing, the door immediately reversed and returns to the open position. I used to be able to touch the button once and walk away while the door kept closing. Is this problem repairable, or do I need a new door closer?
A: What you describe is most likely a repairable condition requiring routine adjustment. Garage door openers (closers) are equipped with an automatic safety reverse feature, to prevent children, pets and others from becoming trapped, injured or worse beneath a descending garage door. Occasionally, this reverse function wanders out of adjustment, preventing normal push-button operation. That is probably the case with your door closer.
The safety reverse mechanism is apparently trying to save an imperiled life. When you hold the button, you are overriding this mechanized altruism.
Older door openers are designed to reverse when an object resists the downward motion of the door. Newer fixtures are equipped with photoelectric sensors. If someone or something obstructs the invisible light beam between the sensors, the downward motion of the door is automatically reversed. In your garage, either the auto-reverse mechanism is too sensitive or the photoelectric sensors are obstructed or misdirected.
A garage door contractor can make the necessary adjustments or repairs and can advise you regarding possible replacement of the fixture, if that proves to be necessary.
Q: The home we are buying was scheduled to close escrow, but the seller refused to make final repairs. He fixed the problems reported by our home inspector, but after he vacated the property we did our final walk-through inspection, and more problems were apparent once the furniture had been removed. The seller insists these problems are minor and says, "Take the house as-is or loose the deposit." We refuse to sign the final papers and are threatening legal action, but we're really unsure if this is the best way to go.
A: Buyers and sellers sometimes fall prey to needless impasses involving routine defects. Emotions can be tense in the final phase of a purchase, and the tendency to take a stand over minor or moderate issues can cloud everyone's vision of the larger picture. Before going head-to-head with the seller, consider whether the additional repair costs to the home are worth the amount of upset and loss you may incur if you get involved in a protracted legal conflict. Unless the newly discovered defects involve major, expensive repairs, you might be better off accepting the property as is.
If you are uncertain as to the extent of the defects, have them reviewed by your home inspector. You might find that the brewing storm is much ado about cosmetics.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
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