David Knollman, Brio Business Development Manager at Allegion UK, provides a how-to-guide outlining the essential maintenance and care steps for sliding and folding door applications.
As modern architecture continues to embrace open plan living, space saving convenience and indoor and outdoor interconnectivity, sliding and folding doors have surged in popularity. These systems deliver style and versatility across a variety of projects, but all too often, one key detail is widely overlooked.
Behind the seamless operation and sleek appearance of sliding and folding doors, there’s a concealed truth. Where these modern door systems exude elegance, many users neglect that they, like any precision mechanism, demand regular care and maintenance. In fact, the difference between doors that simply look good upon installation and those that perform smoothly for longer periods of time lies in how you care for the hidden parts.
Hardware is a core component of any door system, a fact perhaps more evident with sliding and folding doors. From the tracks, rollers and pivots to the hangers, hinges and bolts that hold them all together, each part is instrumental when operating the contemporary systems found throughout our residential and high-end commercial spaces.
However, even the most durable door hardware is subject to deterioration. Everyday use can impact a system’s condition, with hardware becoming even more worn and tired in harsh and demanding settings. With this in mind, there is value in developing a greater understanding of the common issues and correct care and maintenance procedures that can extend the life of sliding and folding door systems. Neglecting hardware, on the other hand, can lead to a range of avoidable issues, such as:
When left unchecked, these problem areas can result in significant operational issues, often leading to exaggerated repair costs or full system replacements.
Routine care and maintenance
A proactive approach to care and maintenance can significantly extend the life of your door systems. Basic habits, such as regularly running doors through their full cycle, for example, can make a difference, but regular inspection, cleaning and adjustments are highly advised. In view of this, there are a few routine steps to ensure everything keeps running smoothly.
Generally, it’s recommended that visual checks are performed over six month periods. In doing so, users should inspect all fixing bolts, looking for loose attachments, misalignment issues, signs of rust and other elements of visible wear. During inspections, it’s also important to secure brackets and tighten fixing bolts where necessary. High-traffic or exposed systems may require more frequent checks, and if a part is excessively worn, it should always be replaced.
When it comes to tracks and rollers, it’s practical to keep the door’s track free from obstruction by removing debris and any build-up of dirt and water. To do this, visible surfaces can be cleaned using a soft brush, damp cloth and a mild non-abrasive cleaner - and don’t forget to dry, as any moisture left in the track or hardware can accelerate rust and corrosion. All rollers should be fitted with sealed precision bearings which require no maintenance.
Attention must also be paid to hangers and pivots. On trusted hardware products, hangers are fitted with lubricated ball-bearings or plain bearings, which require no greasing. Though, if doors ‘settle’ and clearance is reduced, causing restriction as a result, the door may need to be raised by hanger adjustment nuts. Cleaning should be approached in a similar manner to the other hardware elements found in these systems, adding a light application of corrosion preventative to all surfaces where necessary.
Hinges and flush bolts should also be cleaned and dried in the same way. For hinges specifically, again, it’s recommended to apply a light corrosion preventative - however, this process should ideally be repeated over three month intervals. For flush bolts, users can also apply a light application of lubricant to internal mechanisms and bolts by using a suitable nozzle-spray.
Unique considerations
The longevity of sliding and folding door systems depends on informed care, and there are some environments that may require adjusted care routines, especially when you consider that not all doors are put under the same amount of stress. When unsure, users are reminded to follow the manufacturer’s instructions.
Finally, there are some special considerations to make for systems found in high stress environments such as coastal areas or industrial settings. In these settings, the recommended period for maintenance rises from six months to three months, with close attention needed for all metal components, where signs of surface corrosion are more likely to show if not washed regularly. During cleaning, users should wash with soap or a mild non-abrasive cleaner and warm water, followed by a rinse with clean cold water, before wiping dry.
When using lubricants or corrosion protection compounds, always follow the manufacturer’s guidelines. Harsh cleaners can scratch finishes and degrade protective coatings and seals. Similarly, using an unsuitable lubricant can have the adverse effect after a while, attracting dust rather than keeping a system smooth. If a door feels stiff and adjustments are needed, it’s also important to note that over tightening or forcing parts can cause further damage to hardware, so it’s always beneficial to refer to the manufacturer’s documentation and fitting instructions.
Ultimately, the reliability of sliding and folding door applications may begin with accurate specification and installation, but the systems that perform for decades are the ones that have been maintained with care. Whatever the project, maintenance must always remain part of the plan.
