How much does a commercial overhead door cost in Virginia?

What drives the price

Size and number of doors. Width and height set the amount of door, track and counterbalance hardware. A row of identical doors is usually cheaper per door than one oversize opening.

Door type. Sectional doors, rolling steel doors and high-speed doors are different products at different prices. The use matters: a dock that sees dozens of cycles a day needs heavier-duty hardware than a rarely used storage bay.

Insulation, windows and finish. Insulated panels, vision lites and upgraded finishes cost more than basic uninsulated steel.

Wind and fire ratings. A door that must resist wind load, or one that is part of a fire-rated wall, is a different, more expensive product. Ask the building official whether your opening has a rating requirement, and ask each bidder to state the rating of the door quoted.

The operator. Motor operators, safety edges, photo-eyes and controls add to the price, and the wiring is a separate line to ask about.

Springs and hardware. Heavier doors use larger counterbalance springs and more track. Compare what each quote replaces and what it reuses.

The opening itself. Damaged jambs, a bent header or a missing structural support add labor and materials before the door goes in. Ask for any such repairs to be listed separately.

Removal and disposal. Taking out a heavy old door is real work. Check that it is in the price.

Permits

For a house, a like-for-like door swap is often exempt. A business is different. Virginia's building code exempts the replacement of doors with doors of similar operation and opening dimensions, without changes to the framed opening, only for doors that are not required to be fire rated and only in the residential building groups it lists,^[2] which does not describe a warehouse or shop. The same section says a permit can be required for installations or alterations involving any structural component, electric wiring, or the repair or replacement of a required component of a fire or smoke rated assembly.^[2] An opening that is wider, a new operator on a new circuit, or a rated door can each trigger a permit.

Ask your locality's building department before you sign, and ask each bidder to say whether the permit and its fee are in the price.

Comparing bids

DPOR advises getting at least three written bids using identical plans and specifications so you can compare prices and contractors.^[1] It also warns: "Beware of any bid substantially lower than the others".^[1] Put these on every quote:

• door type, model, size, insulation and any wind or fire rating
• operator, controls and safety devices
• springs, track and hardware, new or reused
• framing or jamb repair
• removal and disposal of the old door
• permit and inspection
• labor and parts warranty, and the schedule, since a closed bay stops your business

Deposits and payment

DPOR's rule of thumb is an initial deposit of no more than 10% of the total price or $1,000, whichever is less;^[1] if the job requires custom-made items or special orders, a reasonable deposit could be as high as 30% of the total contract value.^[1] A made-to-order door is a special order, so expect a larger deposit than for stock parts, and tie the balance to the door being installed and working.

When to call a licensed pro

For the whole job. Commercial doors are heavy, the springs are under high tension, and the work often touches the building's structure and electrical supply. Commercial improvement contracting covers repair or improvement to structures not defined as dwellings and townhouses in the USBC,^[4] and the licence class a contractor needs depends on contract value: Class C contractors are those whose single contract is over $1,000 but less than $30,000,^[3] Class B for a single contract of $30,000 or more but less than $150,000,^[3] and Class A for $150,000 or more.^[3] A firm's class also depends on the total value of its work in any 12-month period.^[3] Check the licence before you pay a deposit.

For a house rather than a business, see how much a new garage door costs or what a garage door repair costs. Browse garage door services on Loclis or read more garage door answers.

To get prices for your own building, describe the job once and local garage door businesses quote it.