6 min read
Garage doors in Auburn, Kent, Covington, Maple Valley and Federal Way face a very specific kind of weather: long wet seasons, heavy leaf and needle fall, and a few hard freezes each winter. Over time, that combination wears out the seals that keep water, cold air and critters out of your garage. The fix is usually simple and inexpensive compared to water damage — you just need to know where to look.
Signs your garage door seals are failing
- Puddles or damp concrete just inside the door after a rainstorm.
- Daylight visible along the bottom or sides of the closed door.
- Leaves, needles or debris blowing into the garage.
- Cold drafts or a noticeably colder garage in winter.
- Spiders, rodents or other pests getting inside.
- A bottom rubber seal that is cracked, flattened, torn or stiff.
The 4 seals that keep weather out
Bottom seal: the rubber or vinyl strip attached to the bottom of the door. It takes the most abuse and is the most common seal to replace. It should be soft and flexible enough to fill small dips in the floor.
Perimeter weatherstripping: the flexible strip along the sides and top of the door frame. It closes the gap between the door and the frame.
Threshold seal: a raised strip glued to the garage floor. It helps stop water from running under the door, which is especially useful on driveways that slope toward the garage.
Panel and section seals: some insulated doors have seals between the sections themselves, which help with drafts and noise.
Winter care tips for PNW garage doors
- Clear leaves and fir needles from the tracks and the bottom seal area regularly during fall.
- On freezing nights, the bottom seal can stick to ice on the floor. If the door won’t open, don’t keep pressing the button — it can strain the opener. Gently free the seal first.
- Lubricate rollers, hinges and springs before winter with a garage-door-specific lubricant, not grease.
- Keep the floor right under the door as dry as possible so ice doesn’t form there.
- Check that your downspouts and driveway drainage aren’t sending water toward the garage.
Seals, insulation or a new door?
New seals fix most water and draft problems on an otherwise sound door. But if your door is uninsulated, dented or warped, seals can only do so much. An insulated door with modern weatherstripping makes a big difference in a garage that is attached to the house or used as a workshop or gym.
Frequently Asked Questions
How often should garage door weatherstripping be replaced?
Inspect it every fall. Bottom seals often need replacing every few years depending on sun exposure and use, while side and top weatherstripping usually lasts longer.
Why does water still get in with a new bottom seal?
The floor may be uneven, or the driveway may slope toward the garage. A threshold seal on the floor or a thicker bottom seal usually solves it.