Garage Door Garage Door Seal Replacement Overland Park, KS
Booked garage door seal replacement in Overland Park, KS? Expect a tech who actually works Johnson County: fast dispatch, an honest diagnosis, and parts on the truck for humidity-swollen wood doors in summer, rusted hardware from snowmelt and road salt, freeze-thaw-cracked bottom seals, and warped or sagging panels after years of freeze-thaw.
We spec every Overland Park job for the environment it lives in. Given four distinct seasons of muggy summers and freezing, snowy winters, with wide annual temperature extremes, the failure modes we plan around are freeze-thaw cycles that crack seals and loosen hardware, doors frozen to the slab on the coldest mornings, and road salt and snowmelt that corrode the lowest hardware — and we carry the corrosion-resistant parts to match.
The calls we get most in Overland Park are humidity-swollen wood doors in summer, rusted hardware from snowmelt and road salt, freeze-thaw-cracked bottom seals, and warped or sagging panels after years of freeze-thaw. Each is something our trucks are stocked to fix on the first visit — no waiting on parts.
Bottom seal replacement is the highest-volume seal job we do — bottom astragals wear out faster than the side jamb or top header seals because they contact the floor every close cycle. The seal compresses, deforms, hardens under UV, and eventually tears or cracks. A failed bottom seal lets water, dust, leaves, insects, and small rodents under the door. The fix is straightforward and quick: remove the old seal, slide a new one into the retainer (or replace the retainer if it's also worn), trim to length, and verify a tight close.
We carry T-style, P-style, and bulb-profile astragals to fit any retainer. The retainer (U-channel) is the aluminum or PVC track that holds the seal — if the retainer itself is cracked or pulling away from the bottom panel, we replace it during the same visit. Stock profiles cover 95% of doors; obscure or vintage doors may need a special-order astragal.
Fast service for stock profiles is standard. Most visits take 45–60 minutes including a quick check of the side and header seals and a confirmation of the bottom-to-floor gap with the new seal compressed.
Signs you need garage door seal replacement
Visible gap between closed door and floor
Worn or compressed seal lets daylight through. Replacement restores the seal.
Water enters during rain
Bottom seal failure is the most common cause of garage water intrusion during heavy rain.
Leaves or debris under door
Wind blows debris under failed seals. Restored seal stops the inflow.
Insects or rodents entering
Even small gaps let pests through. A continuous seal stops them.
Seal visibly cracked, torn, or chunked
Visible damage means the seal is functionally compromised even if the gap looks small.
Common causes & what we fix
UV degradation
intense sun hardens vinyl and rubber seals over 5–8 years. Hardened seals crack and tear.
Floor contact wear
The seal compresses and abrades against the floor every close cycle. Wear is cumulative over years.
Concrete heave or settlement
Floor changes shape with foundation movement. Old seal can't compensate; new seal with potential threshold kit can.
Pest damage
Rodents chew through seals to enter. Once chewed, seal must be replaced — repair isn't viable.
Retainer corrosion or cracking
Aluminum retainers corrode at the floor contact line; PVC retainers crack with age. Retainer replacement extends seal life.
Our process
- Call or schedule online.Pick a 2-hour window. We confirm in under 5 minutes with the assigned tech's name and photo.
- On-site diagnosis. Free for most repairs; $39 diagnostic on minor service calls (waived if you proceed). You see the issue and the fix before we start.
- Flat-rate quote. Written estimate before any work. No hourly creep, no upsell pressure — techs are salaried, not commissioned.
- Same-visit fix. 96% first-call fix rate. We test the door with you before leaving and clean up everything we touched.
How much does garage door seal replacement cost in Overland Park, KS?
Garage Door Seal Replacement in Overland Park starts at $79, quoted as a flat rate in writing before any work begins — no hourly creep and no surprise add-ons. The estimate is good for 30 days, so you can compare it on your own timeline.
Garage Door Seal Replacement the United States starts at from $79, and every quote for professional Garage Door Seal Replacement the United States is flat-rate and presented in writing before work begins — there are no surprise add-ons or hourly creep. Senior (65+) and military discounts of 10% off labor apply to all residential work. Financing through Synchrony is available on Garage Door replacement the United States projects over $1,500 at 0% APR for the first 12 months, with fast approval and no prepayment penalty.
Why homeowners in Overland Park, KS choose us for garage door seal replacement
Our garage door seal replacement earns repeat Overland Park business the hard way — durable parts for Kansas's continental-climate region, written 30-day quotes, and a decade-long workmanship guarantee. Family-run since 1974.
Our Garage Door repair the United States work is backed for the long haul: the garage door seal replacementworkmanship guarantee is 10 years — separate from any manufacturer warranty on the parts themselves. If the install or repair we performed fails because of how we installed it, we return and fix it at no charge for a full decade. Springs rated for 30,000 cycles carry a lifetime warranty for the original homeowner. Parts and accessories carry standard 1–5 year warranties depending on the item; we'll explain exactly what's covered before we start any work, in writing.
Honest sizing and honest scope are the two principles that drive how we quote garage door seal replacement and every Garage Door installation the United States. We don't up-sell unnecessary work, our techs are salaried (not commissioned), and the diagnostic is structured so you see exactly what we see — including the parts that are still in great shape and don't need attention. If a repair is the right call, we recommend the repair. If replacement is the better long-term economics, we say so. Either way, the quote is flat-rate, written, and good for 30 days so you can compare and decide on your own timeline.
Areas we serve for garage door seal replacement
We provide garage door seal replacement throughout Overland Park, KS and the surrounding Johnson County area. Serving Overland Park and surrounding neighborhoods.
Context on the region: Overland Park is one of the communities of Johnson County, Kansas. Overland Park homeowners get the same fast, accountable service as anywhere we cover.
Overland Park sits close to Leawood, Olathe, Prairie Village, and Lenexa, and we treat the whole cluster as one service area. Call from any of them and you'll get the same licensed crew.
Garage Door Seal Replacement near you in Overland Park, KS
When Overland Park homeowners look for garage door seal replacement near them, they want someone close, fast, and accountable. That's us: CSLB-licensed, on-site in about 90 minutes, dispatched from the nearest stocked truck in Johnson County.
We cover ZIP codes 66214, 66210, 66211, 66212, 66213, 66221 and the surrounding area. Reach times for Garage Door Garage Door Seal Replacement the United Statesvary by traffic and time of day; we'll quote an accurate ETA when you call. Our dispatch line routes directly to an on-call technician — there's no voicemail system between you and the person who'll be solving your problem.
Frequently asked about garage door seal replacement
Top questions homeowners searching for Garage Door Seal Replacement near me ask us: