Annual, Bi-Annual & Quarterly Maintenance Plans for Homes, Strata Properties & Commercial Facilities — Coquitlam, Port Coquitlam & Port Moody.
What Happens When Nobody Maintains Your Door
A garage door is the largest moving object on most properties — a 200–800 lb steel panel held in the air by two springs under enough tension to break a wrist. Skip maintenance and it does not fail politely. It fails on the coldest morning of the year, with your car trapped behind it, or it strikes a vehicle, a child, or a tenant on the way down.
$650 Spring Snaps Overnight
A torsion spring on a yearly tune-up lasts 12–15 years. The same spring with no maintenance fails in 6–8 — usually mid-cycle, leaving you with one good spring, one snapped, and a door that will not budge until we get there.
$1,200 Cable Off-Track
Frayed, rusted cables that nobody inspected break under load and the door drops onto the floor or jumps the tracks. Bent panels, twisted tracks, and a full-day repair instead of a $40 cable swap caught on a maintenance visit.
$1,800 Opener Burnout
A door out of balance forces the opener motor to lift weight it was never rated for. Worn gears, stripped sprockets, fried logic boards — we replace the entire opener instead of just adjusting spring tension at $0.
Auto-Reverse Failure & Injury
Photo-eyes drift out of alignment over time. A door that does not reverse on contact is a liability claim waiting to happen — for a homeowner with grandchildren, or a strata that just hit a resident’s bumper.
Insurance Claim Denied
Many commercial property policies require documented mechanical maintenance. After a failure, your insurer asks for service records. No records, no claim — the cost of the damage falls on the owner.
Premature Door Replacement
A door that should last 25–30 years gets replaced at year 12 because rusted hinges, seized bearings, and a corroded bottom seal compounded into structural damage. A $12,000 replacement instead of $189/year of maintenance.
21-Point Inspection
What “Scheduled Maintenance” Actually Means
A POCO maintenance visit is not a 10-minute drive-by. Every plan includes the same 21-point checklist: spring tension test, cable inspection, hinge and bearing lubrication, roller wear check, track alignment, opener motor draw test, force and travel limit verification, photo-eye alignment, safety reverse test, weather seal inspection, and a written condition report with photos of anything that needs attention.
What changes between our three plans is how often we visit, how fast we respond when something does break, and how much you save on the eventual parts and labour.
Three Maintenance Plans — Pick The One That Matches Your Property
Pricing is per door and starts from the rates shown below for properties within the Tri-Cities. Multi-door discounts apply automatically; the same checklist runs on every visit regardless of tier.
Plan 1 — Essential
Annual Plan
Townhouse strata & small buildings — from $289/asset/year
Pricing shown assumes Tri-Cities (Coquitlam, Port Coquitlam, Port Moody) locations. Multi-door, multi-site and strata properties are quoted with volume discounts — ask for a written proposal.
What’s Included In Every Maintenance Visit
The same checklist runs on every visit regardless of plan. Your technician completes the form on site, photographs anything that needs attention, and leaves you with a written report.
Inspection Item
Action Performed
Torsion & extension springs
Cycle count, tension test, balance adjustment ✓
Lifting cables & drums
Inspect for fray & rust, re-spool, adjust tension ✓
Rollers, hinges & bearings
Inspect, lubricate, replace worn parts ✓
Tracks & alignment
Check plumb, level & spacing, adjust as needed ✓
Opener motor & drive
Amp draw, force & travel limit verification ✓
Logic board & receiver
Test remote, keypad & wired controls ✓
Photo-eye safety sensors
Realign, clean lenses, verify auto-reverse ✓
Safety reverse & force test
2″ obstruction test per CSA standard ✓
Bottom seal & weatherstrip
Inspect for tears, gaps, rodent damage ✓
Hardware & fasteners
Tighten every nut, bolt & bracket ✓
Door panels & struts
Inspect for dents, cracks, rust-through ✓
Access control & integration
Keypad, intercom, loop detector, MyQ ✓
Written service report
Per-door condition report with photos ✓
This Is What We Find On Doors That Skip Maintenance
Every one of these failures was caught on a first-time maintenance call for a customer who had never had their door serviced. All three were fixed for under $300 each on the spot — the same failures left another six months would have cost 5–10× more.
Cables Rusting From The Inside
Galvanized lifting cables fray from the centre out in BC’s wet climate. Caught on a visit: $40 cable swap. Missed: cable snaps under load and the door drops — $1,200+ in bent panels and twisted tracks.
Bottom Seal Torn & Letting Water In
A $60 bottom seal that nobody replaced lets rain, rodents, and dust into the building for two winters. By the time anyone notices, the floor is stained and the lower panel is rusted from inside.
Bearings Seized, Hinges Hammering
Dry, seized end-bearings make the spring shaft hammer every cycle. Caught and lubricated: 5-minute fix. Left alone: the bearing welds itself to the shaft and the entire spring assembly comes down.
The Math — Why Maintenance Actually Saves You Money
An unplanned breakdown costs roughly 6–8× the price of catching the same failure on a scheduled visit. Here is what a typical 6-asset strata or small commercial property looks like over a year on Plan 2 (Bi-Annual) versus running break-fix only:
Cost Driver
No Maintenance
Bi-Annual Plan
Annual Savings
Emergency call-outs (avg 4/year)
$2,400
$640 (priority rate)
$1,760
Spring, cable & roller replacements
$3,400
$2,890 (15% off)
$510
Premature opener & panel damage
$2,800
$0 (caught early)
$2,800
Resident / tenant complaint hours
$1,400
$200
$1,200
Maintenance plan fee
$0
$2,868 (6 assets × 2 visits × $239)
− $2,868
Net annual cost
$10,000
$6,598
$3,402
Sample figures for a typical 6-asset Tri-Cities property. Plus you get documented compliance for insurance, predictable budget, and the doors actually open every morning. Ask us for a custom savings projection for your property.
Properties On Our Maintenance Plans
Homeowners
One garage door, one annual visit. Cheapest possible insurance on the largest moving part of your house.
Strata Corporations
Parking gates, garbage room roll-ups and parkade access doors. Bi-annual plan with documented service records for the strata council and insurer.
Apartment Buildings
Resident parking gates and underground door access. Programming for tenant turnover, plus bi-annual mechanical service.
Warehouses & Distribution
5–50 dock-high doors on the quarterly plan. Spring cycle replacement on schedule, never on failure. See warehouse program ›
Auto & Fleet Service
Drive-through bay doors with 200+ daily cycles. Quarterly inspections and high-cycle spring upgrades.
Self-Storage Facilities
Dozens of small roll-up doors plus a perimeter sliding gate. Volume pricing per door and a single contract covering the lot.
Multi-Site Contracts
One Vendor, One Invoice, Every Door On Schedule
Properties with multiple buildings or 25+ doors get a single contract covering every location, an asset register with each door tagged and tracked, and consolidated monthly invoicing. Your operations team calls one number for any door, anywhere, any time.
Plan 3 clients also get a quarterly review meeting where we walk through every door’s condition, flag anything approaching end-of-life, and give you a 12-month capital forecast so nothing on your facility surprises you on the balance sheet.
Residential doors should be serviced once a year — that is what Plan 1 is built for. Strata parking gates and apartment access doors should be serviced every six months because they cycle 6–20 times more than a home door — that is Plan 2. Warehouse and high-traffic commercial doors should be inspected quarterly under Plan 3.
How much does a scheduled maintenance plan cost in Port Coquitlam?
For most properties in Port Coquitlam, Coquitlam and Port Moody, Plan 1 (Annual) starts from $189 per door per year, Plan 2 (Bi-Annual) starts from $129 per door per visit, and Plan 3 (Quarterly) starts from $109 per door per visit. Multi-door and multi-site properties get volume discounts. Every plan includes the full 21-point checklist and a written report.
Will preventive maintenance actually save me money?
Yes. An unplanned failure costs roughly 6–8× what the same issue costs to fix on a scheduled visit, because emergency labour, downtime, and secondary damage (bent panels, twisted tracks, dropped openers) all stack on top of the original part cost. On a 12-door property, Plan 2 typically saves $3,000–$4,000 net per year versus running break-fix only.
What if something breaks between scheduled visits?
Plan clients always come first in our dispatch queue. Plan 2 clients get a guaranteed 2-hour on-site response during business hours; Plan 3 clients get 1-hour response 24/7 including weekends and holidays. Repairs are billed at the discounted rate stated in your plan — 10%, 15% or 25% off list.
Do you maintain gates and parking barriers, not just garage doors?
Yes. Our maintenance plans cover overhead doors, sectional doors, roll-ups, swing & sliding gates, and strata parking barriers under one contract. The same technician services all of them on the same visit, on the same invoice. See gate service ›
Will I get documentation for my insurance or strata council?
Yes. Every maintenance visit produces a written per-door condition report with photographs of anything that needs attention, a checklist of what was performed, and the technician’s sign-off. Plan 3 clients also get a full asset register and a 12-month capital-forecast review meeting each quarter.
Can I cancel a maintenance plan?
Yes — plans run on an annual term with 30 days’ notice to cancel at any time. There are no long lock-ins. If we are not earning your renewal, we do not deserve it.
Stop Paying The Break-Fix Tax
Tell us how many doors, what kind, and where. We will send a written maintenance proposal within one business day — no obligation, no on-site visit needed.
