Commercial Roll-Up & Rolling-Steel Door Repair in San Antonio, TX
For commercial roll-up door repair and rolling-steel door repair in San Antonio, TX, call (385) 325-7138 about a coiling curtain that binds, will not come down, has bent slats, or was struck.
Call to describe the problem—if the door is stuck open or the dock is down, say so first.
Independent service-request website. Calls may be shared with an independent commercial dock-and-door repair company. That provider confirms availability, scope, pricing, and service terms.
Facts checked: September 19, 2026.
San Antonio loading dock and dock door repair · All San Antonio services · Phone and call details
Which type of commercial roll-up door is it?
A coiling door is one curtain that wraps onto a barrel above the opening, rather than panels that run up a track. Once you know which one you have, everything else gets easier to describe.
| What you are looking at | What it is called | What tends to fail |
|---|---|---|
| Interlocking steel slats coiling onto a barrel, running in side guides | Rolling steel door, coiling service door, roll-up door | Bent slats after an impact, curtain out of the guides, counterbalance, endlocks and windlocks |
| A continuous corrugated sheet curtain instead of separate slats | Rolling sheet door — common on self-storage and lighter commercial openings | Creased curtain, bent bottom bar, guide damage |
| An open lattice or perforated curtain | Rolling grille | Links, guides, counterbalance |
| A short shutter over a counter or serving opening | Counter shutter | Guides, latch, bottom bar |
| Horizontal panels running up a track into the ceiling | Sectional overhead door — different mechanism | Overhead door repair |
| Fabric or rigid curtain that opens fast | High-speed door | High-speed door repair |
Names you may already see on the guide or hood include Cornell, Cookson, Overhead Door, Raynor, Clopay, Amarr, C.H.I. and Janus. Those are examples so you can recognize a nameplate — not a claim about your building and not a dealer relationship.
Is this door rated?
A fire-rating label or existing building records identify a rated assembly. If the door closed during a fire alarm, report that too; an ordinary product or warning label alone does not establish a fire rating.
Rated rolling doors have inspection and drop-testing expectations that ordinary coiling doors do not, and a rated door that has dropped is not reset the way an ordinary door is. A drop test checks a rated door's automatic closing and proper reset using the manufacturer's procedure. It is work for a trained rolling-fire-door technician. If that is your door, go to rolling fire door repair, inspection and testing.
What should you report when the curtain is stuck or damaged?
Describe what you have already noticed: where the curtain stopped, any impact, and whether the opening is exposed. The provider inspects the assembly; a symptom does not identify the failed part by itself.
| What it is doing | What a qualified provider inspects | Why it matters | How to say it |
|---|---|---|---|
| Curtain binds, or will not come down | Guides, curtain alignment, counterbalance inside the barrel, operator | A door stuck open is an open building | "The roll-up on bay 3 won't come down" |
| Bent or creased slats after an impact | Which slats are damaged, whether replacements exist for that make, guide straightness | Damage in the curtain travels — one bad slat drags on every cycle | "A forklift caught the bottom of the curtain" |
| Curtain out of the guides | Guides, endlocks, windlocks, whether the opening is still square | A curtain outside its guides is no longer properly retained | "The curtain's popped out one side" |
| Bottom bar bent | Bottom bar, astragal, whether it still seals at the floor | The door will not close properly or seal | "The bottom bar's bowed" |
| Noise from the hood or barrel | Barrel bearings, counterbalance, brackets | Noise in the hood needs inspection before further use | "It's grinding up in the hood" |
| Will not hold position | Counterbalance tension inside the barrel | Stored energy remains in the spring assembly even when the door is closed | "It runs back down on its own" |
| Chain hoist or operator will not move it | Operator or hoist, drive, whether any electrical scope is regulated work | May need a licensed electrical contractor | "The chain hoist just spins" |
| Grille or counter shutter jammed | Links or slats, guides, latch | Same mechanism, smaller | "The counter shutter won't lift" |
Safety, kept short. A coiling door's counterbalance is under tension inside the barrel, and this page gives no procedures for it. Keep people clear of the opening, do not force the curtain, and take the bay out of use through your facility's normal process. Do not approach the door, pull on it, or try to inspect the hood.
Which buildings and repair scopes are included?
Included: rolling steel, coiling, roll-up, commercial sheet doors, rolling grilles and counter shutters at commercial buildings, plus their curtains, slats, guides, barrels, counterbalances, bottom bars, hoods and operators. Warehouses, distribution centers, plants, cold storage, food and beverage facilities, auto-service bays, fleet garages, workshops and commercial self-storage.
Not included, and where it belongs: sectional overhead doors → overhead door repair · rated fire doors → rolling fire door repair · high-speed doors → high-speed door repair · residential garages → a residential company · storefront glass and pedestrian doors with their locks and closers → a commercial door and hardware company · truck and trailer cargo doors → a truck or trailer shop · parts-only → a distributor · structural concrete → a concrete contractor.
What happens after I call about a roll-up door?
- You describe it. Address, bay or door number, what the curtain is doing.
- The request may be shared with an independent commercial dock-and-door repair company that may be able to serve the facility.
- That company confirms eligibility, scope, availability, pricing, scheduling and its own terms.
If you reach voicemail, leave the facility address, the door or dock number if known, what's wrong, and a callback number.
An example of what is enough to say: "The roll-up on bay 3 won't come down at our facility in San Antonio, and I can give you the address." That is example wording, not a real job and not a script.
Useful, but not required: bay number, roughly how wide the opening is, whether it is chain-operated or powered, whether anything hit it, and site access. Call without any of it.
What affects roll-up door repair cost?
We can't quote your exact roll-up door repair from a web page. The price depends on the curtain, the damage, parts, and access. Here's what to ask before you authorize work:
- Is there a service-call or diagnostic charge, and does it apply if I don't proceed?
- Is this a standard rate or an after-hours rate?
- Are the slats or parts in stock, or on order — and what is the lead time?
- Is this a repair, a temporary make-safe, or a replacement curtain?
- What is the warranty on the part, and on the labor?
What moves the number: curtain type and material gauge; how many slats are damaged and whether they are still made for that door; whether the guides and opening are still true after an impact; counterbalance condition; manual chain versus powered, and which operator; working height and how the hood is reached; whether the bay can be out of service; the diagnostic and travel charge; and lead time on curtain material.
Repair or replace turns on slat availability for the make, how much of the curtain is damaged, whether the guides and opening are still square, and how hard the bay is worked. See installation and replacement.
What San Antonio code and electrical checks belong in the quote?
A straight curtain repair may fall under the city's ordinary-repairs provision, which does not require an application — but that provision specifically excludes structural work, changes to a required means of egress, electric wiring, and mechanical or other work affecting public health or general safety (City Code Sec. 10-6(g)). Replacing the door is different: the city's Minor Commercial Repair Permit application lists "Doors (replacement only)" as covered scope (application form). Which one your job is, the provider and the Building Official confirm — not us.
If a conversion to powered operation includes a new circuit, disconnect or other non-exempt electrical work, Texas requires that work to be done by a licensed person through a licensed electrical contractor (TDLR Electricians). The state adopted the 2026 National Electrical Code effective September 1, 2026 (TDLR notice), and several city pages in this metro still list an older edition. Ask which edition applies, who will obtain any permit through BuildSA, and verify the electrical contractor through TDLR's license search.
Outside the city limits the office changes — the Bexar County Fire Marshal determines building permit requirements in unincorporated areas, and Schertz, Seguin, Boerne and New Braunfels each run their own. Full map on the metro page.
And if this door turns out to be rated, its requirements come from the adopted fire code rather than from this page. See rolling fire door repair.
Roll-up door inquiries across the San Antonio request area
Call about coiling and sheet doors at facilities in Bexar, Comal, Guadalupe, Kendall, Wilson, Atascosa, Medina and Bandera counties. The independent provider confirms the facility address and its own availability. Full service area · Schertz · New Braunfels · Seguin · Boerne
Commercial roll-up door repair questions
Can a bent slat be replaced without replacing the whole curtain?
Often, yes. It depends on how many slats are affected, whether that profile is still made for your door, and whether the guides took damage at the same time. A provider will tell you after looking at it.
What is the difference between a roll-up door and a rolling steel door?
Mostly vocabulary. Both describe a curtain that coils onto a barrel. "Rolling steel" usually means interlocking slats, "sheet door" usually means one lighter corrugated curtain. The mechanism is what matters, not the name.
Our roll-up came down on its own. Is it a fire door?
A drop alone does not establish a fire rating. Mention any known fire-rating label, building record or alarm activation to the provider, and do not try to reset a door that has dropped unexpectedly. See rolling fire door repair.
Does replacing a roll-up door need a permit in San Antonio?
Door replacement is listed as covered scope on the city's Minor Commercial Repair Permit, and the commercial exemption list does not include doors. What applies to your specific job is confirmed by the provider and the Building Official. See installation and replacement.
Call about your San Antonio roll-up door
Tell us the address and what the curtain is doing.
Independent service-request website. Calls may be shared with an independent commercial dock-and-door repair company. That provider confirms availability, scope, pricing, and service terms.
Sources
All checked September 19, 2026.
- City of San Antonio Chapter 10, Building-Related Codes · Minor Commercial Repair Permit application · Bexar County Building Permits
- TDLR Electricians · TDLR adopts the 2026 NEC
- DASMA TDS #270 — rolling-door maintenance and stored-energy warnings · TDS #277 — rolling-door terminology · TDS #283 — rolling-sheet terminology · TDS #267 — rolling-door labels
- National rolling steel door repair · Rolling steel door vs sectional door · How Uptime works · About Uptime